Stamp Duty Calculator Australia

Stamp duty (technically 'transfer duty' in most states) is a state-level tax, so each state Treasury sets its own scale, concessions, and surcharges. Victoria has notoriously high rates above $960k. ACT is phasing duty out altogether in favor of higher land tax. SA recently abolished stamp duty for first home buyers. Queensland raised its FHB threshold to $700k in May 2024. Always check your state Revenue Office for the latest.

Generally you and your spouse must never have owned residential property in Australia, must be Australian citizens or permanent residents (with some state-specific exceptions), and must intend to occupy the property as your principal place of residence for a continuous period (usually 6-12 months) starting within 12 months of settlement. Each state Revenue Office has its own exact eligibility — check before you sign a contract.

Most Australian states charge an additional 7-8% duty on top of the standard rate when the purchaser is a foreign person (i.e. not Australian citizen, NZ citizen, or permanent resident). NSW, VIC, QLD, SA, TAS all have it. WA's surcharge is 7%. ACT and NT have no general foreign surcharge. The surcharge applies on every dollar of the property value, not just the portion above some threshold.

Limited ways. First home buyers within thresholds avoid most or all of it. Off-the-plan purchases sometimes get concessions (especially in NSW, VIC). Property transfers between spouses or after divorce are usually exempt. Land transfers to a trust you're the sole beneficiary of MAY be exempt. Trying to structure a sale to dodge stamp duty (e.g. selling shares in a holding company that owns the property) can trigger landholder duty — anti-avoidance rules close most loopholes.

Stamp duty is calculated on the GREATER of (a) the consideration (contract price) or (b) the market value, as determined by the state Revenue Office. So you can't avoid duty by signing a contract for $1 — the Office will assess the true market value. For arm's-length sales, the contract price almost always matches market value, and that's what gets used.

Generally within 30 days of settlement (some states allow 60 or 90 days). Your conveyancer or solicitor handles the payment from your settlement funds — you don't pay it directly. Late payment incurs interest and penalty tax. If you're using a mortgage broker, they'll factor stamp duty into your borrowing needs (since it can't be paid from the mortgage proceeds).

No — stamp duty only. Other purchase costs include: conveyancing/solicitor fees ($1,000-$3,000), building and pest inspection ($400-$700), lender mortgage insurance if your deposit is under 20% ($5,000-$30,000+), loan establishment fees ($300-$800), and title search/transfer fees. Budget another 1-2% of the purchase price for these plus stamp duty.

If you claimed the concession but don't move in within the required period, or move out before the minimum residency period (6-12 months depending on state), you'll be reassessed for the full duty plus interest and possibly penalty tax. Some states have exceptional circumstances exemptions (divorce, deployment, family medical emergencies). Document any unusual circumstances if you need to vary your residency plans.