Calculate stamp duty (transfer duty) for all Australian states and territories, plus first home buyer concessions, LMI, and total upfront costs.
| Cost | Amount |
|---|
Stamp duty (transfer duty) is a state government tax on property purchases. Rates vary significantly across states. First home buyers receive concessions or exemptions up to certain thresholds in most states.
| State | FHB exemption threshold | FHB concession threshold |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD | $700,000 (concession) | — |
| WA | $430,000 | $530,000 |
| SA | No specific FHB stamp duty concession | — |
| ACT | Income-tested concession | — |
Stamp duty (transfer duty) is a state government tax on property purchases. Because each state sets its own rates, thresholds, and concessions independently, the same purchase price can attract dramatically different stamp duty amounts depending on where you buy. This calculator covers all 8 Australian states and territories including WA and SA.
| Property Price | NSW | VIC | QLD | WA | SA |
|---|---|---|---|---|---|
| $500,000 | $17,029 | $21,970 | $8,750 | $14,573 | $21,330 |
| $650,000 | $22,955 | $29,870 | $12,425 | $20,723 | $25,855 |
| $750,000 | $28,418 | $40,070 | $17,325 | $24,973 | $30,580 |
| $900,000 | $35,418 | $49,070 | $24,075 | $31,723 | $37,830 |
| $1,200,000 | $50,418 | $64,070 | $37,575 | $47,723 | $52,830 |
| State | Full Exemption Threshold | Concession to | Notes |
|---|---|---|---|
| NSW | Up to $800,000 | $1,000,000 | OR opt into annual property tax |
| VIC | Up to $600,000 | $750,000 | Must be new or established |
| QLD | Full concession up to $700,000 | — | Must move in within 1 year |
| WA | Up to $450,000 | $600,000 | Concession scale $450k-$600k |
| SA | No separate FHB stamp duty exemption | — | Federal schemes available |
| ACT | Income-tested concession scheme | $1,020,000 | Must qualify on income |
How much is stamp duty on a $700,000 property in Australia?
For a non-first-home buyer purchasing an established property: approximately $24,713 in NSW, $36,330 in Victoria, $13,433 in Queensland, $22,723 in WA, and $28,330 in SA. These amounts vary significantly — Victoria is among the highest states for equivalent property values.
Do first home buyers pay stamp duty in Australia?
Most states offer significant concessions or full exemptions for first home buyers. NSW exempts properties up to $800,000; VIC exempts up to $600,000; QLD provides a full concession up to $700,000; WA exempts up to $450,000. SA has no separate first home buyer stamp duty exemption but federal schemes are available.
Can stamp duty be added to my home loan?
Generally no. Most lenders do not include stamp duty in the home loan — it must be paid upfront at settlement from your own savings. This is a critical planning consideration: stamp duty on a $750,000 property in NSW is approximately $28,418 that must be available at settlement in addition to your deposit and other costs.
Is stamp duty tax deductible?
For owner-occupiers, stamp duty is not tax deductible. For investment properties, it forms part of the property's cost base for CGT purposes — reducing your taxable gain when you eventually sell, but providing no immediate income tax deduction. Always confirm with your tax agent.
What is the NSW annual property tax option?
NSW first home buyers can opt into an annual property tax instead of paying stamp duty upfront. For 2026, the tax is $400 plus 0.3% of land value per year. This option is generally better if you plan to sell within 5-7 years; paying upfront stamp duty is usually better for longer-term holdings.