Stamp Duty Calculator Australia 2026

Stamp duty (officially called transfer duty in most states) is calculated using progressive bracket rates applied to the purchase price. Each state has different rate brackets and thresholds. For example in NSW, the first $14,000 is taxed at 1.25%, then $14,001–$32,000 at 1.5%, and so on up to 7% for the portion above $3,000,000. Use our calculator above to see the exact calculation for your state and property value.

It depends on the state and the property value. NSW: zero duty on properties under $800,000, partial concession up to $1,000,000. VIC: zero duty under $600,000, partial up to $750,000. WA: zero duty under $450,000. QLD: first home concession on homes under $550,000. TAS: 50% concession on any value. ACT: full exemption subject to income test. NT: full rebate on homes under $650,000. Always confirm your specific eligibility with your state revenue office.

Stamp duty is typically payable at settlement, not at exchange of contracts. Settlement usually occurs 30–90 days after contracts are exchanged. In NSW, duty must be paid within 3 months of the liability date. Your conveyancer or solicitor will arrange payment of stamp duty at settlement from the proceeds of your property transaction. Budget for it as part of your upfront costs — stamp duty cannot typically be added to your mortgage.

Foreign buyers pay an additional stamp duty surcharge on top of the standard rate when purchasing residential property in Australia. NSW and VIC charge 8%, QLD 7%, WA and SA 7%. The ACT and NT do not currently impose a foreign buyer surcharge. Additionally, foreign buyers may be subject to annual land tax surcharges in most states. Foreign buyers must also obtain approval from the Foreign Investment Review Board (FIRB) before purchasing established residential property in Australia.

Generally no — lenders will not include stamp duty in your mortgage loan. Stamp duty must be paid upfront at settlement using your own funds. This is an important planning consideration: a $750,000 property in NSW incurs approximately $28,000 in stamp duty which must be available in cash at settlement, on top of your deposit and other upfront costs. Some states offer payment plans for investors — ask your state revenue office for details.

From 2023, NSW first home buyers can choose to pay an annual property tax instead of upfront stamp duty. For 2026, the annual property tax is $400 plus 0.3% of the land value per year. This option is financially better if you plan to sell within approximately 7 years, after which cumulative annual taxes typically exceed the stamp duty you would have paid upfront. Your conveyancer can model both scenarios based on your specific circumstances and expected holding period.

For owner-occupied properties (your home), stamp duty is not tax deductible. For investment properties, stamp duty forms part of the property's cost base for capital gains tax purposes — it reduces the capital gain when you eventually sell, but cannot be claimed as an immediate tax deduction. Stamp duty on investment properties cannot be deducted against rental income in the year of purchase. Consult a registered tax agent for advice specific to your situation.