Know your costs before before you buy.
Stamp duty can be an easy cost to overlook when buying a property. You’re busy saving for your deposit, then suddenly there’s another big expense to factor in. How much you pay depends on where you’re buying and the property’s value.
What is stamp duty and how does it work?
Stamp duty, sometimes called transfer duty, is a government tax you pay when buying a property. The amount is based on the higher of the purchase price or the property’s market value, and the rates vary depending on which state or territory you’re buying in. The amount you pay can also depend on whether you’re buying your first home, an investment property or a new build. Some buyers may be eligible for concessions or discounts. Knowing which rules apply to you is the first step. Check your state or territory’s current rates, or use our calculator to work out an estimate of what you’ll need to pay.
Stamp Duty Calculator
Our free stamp duty calculator gives you an estimate in seconds. Just enter your purchase price, select your buyer type, and see what you might need to pay.
Property Details
Estimated Stamp Duty
Speak with the team to find the best loan for you
Stamp duty, registration and transfer fee estimates are indicative only, based on standard rates for a single property transfer. First home buyer concessions and exemptions are estimated using published thresholds and may not reflect every eligibility requirement. Results are general in nature, not financial or legal advice — always confirm figures with your state revenue office, lender or conveyancer before proceeding.
How much stamp duty will you pay?
Your buyer type can make a big difference to how much stamp duty you pay. The same property can attract very different costs depending on whether you’re buying your first home, living in the property or buying an investment.
Investors generally pay the standard rates, while owner-occupiers and first home buyers may be eligible for concessions or exemptions.
The savings depend on the state or territory you’re buying in, the property price and whether you meet the eligibility rules. It’s worth checking what you qualify for before setting your budget.
| Purchase Situation | Investor | Owner-Occupier | First Home Buyer (Established) | First Home Buyer (New) |
|---|---|---|---|---|
| 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 and first home buyers
Good news if you’re buying your first home! Every state and territory offers stamp duty discounts or exemptions for eligible first home buyers. The amount you save usually depends on the property price. Below a certain price, you might pay no stamp duty. Above that, you may still get a discount, depending on the rules. Some states also offer extra concessions for new builds or vacant land. The rules vary depending on where you’re buying, so it’s worth checking what you’re eligible for before you buy.
Reach out for a free chat!
Frequently Asked Questions
What's the difference between the stamp duty calculator result and what I'll actually pay?
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.
Who pays stamp duty when selling a house?
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.
Do I pay stamp duty on a new build or off-the-plan apartment?
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.
Can I add stamp duty to my home loan?
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.
How much is stamp duty on a $700,000 house?
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.
