Have never previously owned residential property in Australia (nor your spouse or partner)
Stamp Duty Calculator
Stamp duty can feel like a number that appears out of nowhere when you’re budgeting to buy a property. One minute you’re focused on your deposit, the next you’re staring at a five-figure cost you hadn’t quite planned for, and the exact figure depends entirely on where you’re buying.
Our free stamp duty calculator gives you an instant estimate so you can see the full picture before you commit. Pop in your purchase price, select your buyer type, and you’ll have a number in seconds. If you’d like help working out what that means for your total upfront budget and borrowing power, book a free 15-minute discovery call with the Penny team.
Stamp duty, also called transfer duty in some states, is a state government tax charged when property ownership changes hands. It’s calculated on the higher of the purchase price or the property’s market value, and every state and territory sets its own rates, thresholds and concessions.
Most states use a sliding scale, where the rate increases in stages as the purchase price goes up, alongside a lower concession rate for buyers purchasing a principal place of residence rather than an investment or commercial property. Some states also offer separate treatment for first home buyers, new builds and off-the-plan purchases.
Understanding which category you fall into, and which state’s rules apply to you, is the starting point for working out what you’ll owe. Your state or territory’s revenue office publishes the current official rates, and our calculator does the maths for you.
There is no single Australia-wide transfer duty rate.
| Factor | What to confirm |
|---|---|
| Property location | The state or territory where the property is located |
| Property value | The purchase price or market value used for duty purposes |
| Intended use | Whether it will be your home, an investment or a commercial property |
| Concessions | Whether first-home, owner-occupier or other assistance applies |
Rates, thresholds and eligibility rules can change. Confirm the applicable amount with your conveyancer before settlement.
Your buyer type makes a bigger difference than most people realise. The same purchase price can attract very different amounts of duty depending on whether you’re an owner-occupier, a first home buyer, or an investor, and the gap can run into tens of thousands of dollars.
As a rule, investors pay the most, since the standard rate applies with no concessions. Owner-occupiers usually pay less thanks to the home concession rate available in most states. First home buyers are often the best supported, with many states offering a full or partial exemption, particularly on new homes. Exactly how much you’ll save depends entirely on where you’re buying, so it’s worth checking your state’s specific thresholds before you lock in a budget.
| Purchase Situation | Investor | Owner-Occupier | First Home Buyer (Established Home) | First Home Buyer (New Home) |
|---|---|---|---|---|
| What may apply | Standard stamp duty rates | Owner-occupier concessions may apply | First home buyer concessions may apply | Additional new-home support may apply |
| What affects the amount | Purchase price, property type and location | Purchase price, intended use and location | Eligibility, purchase price and location | Eligibility, construction status, purchase price and location |
Stamp duty rates, thresholds and concessions vary by state or territory. Individual circumstances may vary. Confirm the current requirements with your conveyancer.
As a rule, investors often pay the standard rate, while owner-occupiers may qualify for concessions. First home buyers may also be eligible for exemptions or reduced rates, depending on the property and where they’re buying.
Good news if you’re buying your first home. Every state and territory in Australia runs some form of concession scheme for first home buyers, and several were expanded in the past couple of years.
Most schemes work on a sliding scale. Buy under a certain price and you may pay no stamp duty at all. Buy above that threshold and a partial concession usually applies, tapering off until the standard rate kicks in. A number of states have also removed the price cap entirely for eligible first home buyers purchasing a new build or vacant land, meaning the exemption can apply regardless of purchase price.
Many states also run a separate First Home Owner Grant for buyers purchasing or building a new home, on top of any stamp duty concession. The amount, eligibility criteria and value caps vary from state to state, but where you qualify for both, the combined saving can be significant.
Not sure if you’re eligible or how the concessions apply to your situation? Let’s map it out together. The Penny team works through this with clients all the time, and the answer is often more positive than people expect.
Have never previously owned residential property in Australia (nor your spouse or partner)
Intend to move into the property within a set period after settlement, as required by your state
Live there continuously for a minimum period after moving in
Meet your state's age and residency requirements
If you’re purchasing a commercial property, the standard transfer duty rate schedule applies in every state, since the home concession is only available for owner-occupied residential purchases. There’s no concession for commercial or investment purchases, so you’ll be working from the general rate brackets that apply in your state.
A few things worth knowing if you’re buying commercial: duty is calculated on the higher of the contract price or the market value of the property. That means if you’re purchasing below market value, your state’s revenue office will still assess duty on the true market figure. Some states also apply transfer duty to certain business assets, such as goodwill or lease assignments, on top of the property itself, so it’s worth checking the specific rules that apply where you’re buying.
Our team at commercial property finance can walk you through how to budget for this properly.
This is one of the most common questions we hear. The short answer: transfer duty is generally due after the contract goes unconditional, not at signing. Exactly how long you have to lodge and pay varies by state, so your conveyancer will confirm the deadline that applies to your contract.
In practice, your conveyancer or solicitor handles the lodgement and payment through your state’s revenue office online system, and it’s settled at or just before completion. Late payment attracts interest in every state, so it’s worth having the funds ready well in advance.
This is exactly why it pays to know your stamp duty figure before you sign anything. Rolling it into your borrowing or scrambling to find the cash at settlement is stressful. A bit of planning upfront makes all the difference.
Knowing your stamp duty figure is the starting point. The bigger question is how it fits into everything else you need at settlement: deposit, legal fees, building and pest inspections, moving costs, and in some cases lenders mortgage insurance.
At Penny, we go beyond the numbers. Our team doesn’t just help you find a competitive home loan. We sit down with you, work out your total upfront cost picture, and structure your finance in a way that actually fits your life, wherever in Australia you’re buying. We’ll also check whether your situation qualifies for any concessions you might have missed.
Here’s what our clients work with:
Our calculator gives you a reliable estimate based on current rates for your state and your selected buyer type. The exact amount is assessed by your state’s revenue office at settlement, based on the final contract and your specific eligibility. Your conveyancer will confirm the precise figure. Use the calculator as your planning guide and your conveyancer’s figure for the actual payment.
Stamp duty is paid by the buyer, not the seller. If you’re selling, you don’t have a stamp duty obligation on the transaction itself. The buyer is responsible for lodging and paying the transfer duty as part of settlement. If you’re thinking about the costs of selling, there are other costs to consider, such as agent commissions and CGT, but stamp duty isn’t one of them.
It depends on your state and your situation. Many states offer first home buyers a full or partial exemption on new builds, sometimes with no price cap at all. Some states also run a temporary off-the-plan concession available to all buyers, not just first home buyers, for eligible apartments and townhouses. Confirm your eligibility and the current rules in your state with your conveyancer, as the conditions are specific and change from time to time.
Some lenders will allow you to capitalise stamp duty into your loan, which means borrowing a slightly higher amount to cover it rather than paying cash at settlement. This does increase your loan balance and your repayments, and if it pushes your LVR above 80% it may also trigger lenders mortgage insurance. It’s worth talking through the trade-offs with a broker before deciding. Use our borrowing capacity calculator to see how different loan amounts affect your position.
It depends entirely on your state, your buyer type, and whether you qualify for any concessions. A first home buyer purchasing an established home at that price might pay nothing at all in one state and several thousand dollars in another. An owner-occupier who isn’t a first home buyer will generally pay a concessional rate, while an investor will pay the standard rate, which is usually the highest of the three. The stamp duty calculator above will give you the figure for your specific state and situation.
The same rate brackets apply, but the home concession is not available for commercial or investment purchases. Commercial buyers pay the standard (general) rate on the higher of the contract price or market value. There’s no separate rate schedule for commercial property in. Budget at the standard rate and confirm the exact figure with your conveyancer or solicitor before exchanging contracts.
Knowing your stamp duty is one piece of the puzzle. Understanding how it fits with your deposit, your home loans, and your borrowing power is where the real planning happens.
The Penny team is here to help you work that out. No pressure, no jargon. Just a clear picture of where you stand and what your next step looks like. Whether you’re still saving or ready to make an offer, we’d love to hear from you.
Book a free 15-minute discovery call or call us on 1800 642 162.
We’re in your corner.