Stamp Duty Calculator
Stamp duty is one of the bigger upfront costs when buying property, and it catches a lot of buyers off guard. Use this calculator to get an estimate based on your state, purchase price, and whether any concessions apply to you.
How to use this calculator
Start by selecting your state or territory, then enter the property value and choose whether the purchase is owner-occupied or an investment. The property type matters too – established homes, new builds, and vacant land are treated differently across most states.
If you’re a first home buyer, tick that box. Most states offer either a full exemption or a sliding concession up to a certain threshold, and the calculator applies the current rules for your state automatically. If you’re buying as a foreign purchaser or hold a pensioner concession card, tick those as well – both affect the final figure.
The result shows your estimated stamp duty after any concessions, plus an indicative breakdown of transfer and mortgage registration fees. These are estimates based on current published rates and should be confirmed with your conveyancer before settlement. Concessions also come with eligibility requirements – residency, prior ownership history, and occupation conditions apply in most states, and the calculator can’t assess those for you.
For Victorian purchases, you can also select whether you’re settling electronically through PEXA or via a paper transaction, as this affects the registration fee calculation.
Common Questions
When do I pay stamp duty? Stamp duty is due at settlement, not when you sign the contract. In Victoria, it’s payable within 30 days of settlement. Other states have similar timeframes. Your conveyancer will handle the payment as part of the settlement process, but you need the funds available at that point – it can’t be deferred.
Can I add stamp duty to my home loan? Not directly. Lenders don’t include stamp duty in the loan amount – it’s an upfront cost you need to cover from your own funds. Some lenders will factor the cost into their assessment of whether you have sufficient funds to complete a purchase, but the payment itself has to come from savings or equity.
Do first home buyers pay stamp duty in Victoria? In Victoria, first home buyers purchasing a property up to $600,000 pay no stamp duty at all. Between $600,001 and $750,000, a sliding concession applies – you pay a reduced amount that increases as the price approaches $750,000. Above $750,000 the full rate applies. You need to occupy the property as your principal place of residence within 12 months of settlement to remain eligible.
What is the foreign purchaser surcharge? If you’re not an Australian citizen or permanent resident buying residential property, a surcharge applies on top of standard stamp duty. The rate varies by state – it’s 8% in Victoria and New South Wales, for example. The calculator applies the relevant surcharge when you tick the foreign purchaser option. If you’re unsure whether this applies to your situation, your conveyancer or solicitor can confirm your status before you exchange contracts.
Stamp duty is just one part of what you need at settlement. There are also conveyancing fees, building and pest inspections, and potentially lender fees depending on how the loan is structured. If you want to map out your full buying cost before you make an offer, you can use this calculator or book a call.
