Stamp Duty Calculator

Find out how much stamp duty you’ll pay on your house purchase in Australia with Savvy’s smart stamp duty calculator

Last updated on April 20th, 2022 at 04:31 pm by Cate Cook

Calculate how much stamp duty you’ll pay on your home purchase

It’s important to know the stamp duty costs when you buy your home, as this tax can amount to tens of thousands of dollars.  Although stamp duty varies from state to state, Savvy’s stamp duty calculator will tell you exactly how much you’ll be liable for regardless of where you live.

Stamp duty calculator explained

How do I use the stamp duty calculator?

Start off by clicking on the state in which you live at the top of the stamp duty calculator.  Next, enter the value of the property you intend to buy and work your way through the other answers you’re required to provide, which vary from state to state (and from region to region in Victoria).

The stamp duty costs you’re required to pay also vary depending on whether you’re buying a new home, an established home or vacant land, and whether the home is intended for you to live in or purchased as an investment property.  In general, the stamp duty on investment property tends to be higher in some states, although this does vary.  

There are many stamp duty concessions available depending on whether you’re a first homebuyer or a pensioner and also subject to the value of the property being purchased, and in some states, your income.

This stamp duty cost calculator will take all these different variables into account and will tell you exactly how much stamp duty you’re up for.  Since the stamp duty on buying a house varies so much from state to state, it’s always worth checking with your state government for the latest information.

How can I reduce the cost of stamp duty?

There are some ways you can either avoid or minimise the stamp duty you have to pay.  The most common of these are if you’re a first homebuyer – see below for details of all the grants and schemes available if you are buying your own home for the first time. 

To qualify for first home owner assistance, there are certain criteria that apply nationally.  They are:

  • you have to be at least 18 years old
  • you have to be an Australian citizen or permanent resident
  • you must be an individual, not a company or trust
  • you must never have owned or co-owned a residential property in Australia previously
  • you must move into your new home within 12 months of purchasing it, and must live in it for at least 6 months

The conditions and features of first homebuyer schemes relating to stamp duty concessions or exemptions differ between states. These are: 

  • ACT: Full stamp duty costs concession for eligible applicants.
  • NSW: Stamp duty cost exemption for homes up to $650,000 and concessions for homes valued from $650,000 to $800,000.
  • NT: No stamp duty concessions available for first homebuyers.
  • QLD: Stamp duty concessions are available for first homebuyers of properties valued up to $550,000.
  • SA: No stamp duty concessions available for first homebuyers.
  • TAS: 50% discount on property transfer duty for properties of $500,000 or less.
  • VIC: Exemption from stamp duty costs on properties valued up to $600,000.
  • WA: Stamp duty concessions available for properties valued up to $530,000.

In addition, eligible pensioners are entitled to generous discounts on stamp duty in the Australian Capital Territory and the Northern Territory, as well as in Victoria and Tasmania.  For example, in the NT, a concession of $10,000 is applied to aged pensioners, health care card holders and DVA card holders if a house or land is purchased under $292,300.  The concession decreases as the value of the purchase increases, up to a maximum of $385,000 for land and $750,000 for a property.

Rules and regulations for paying stamp duty do change regularly, so it’s always worth checking with your state government for the latest up-to-date information.

When do I have to pay stamp duty?

The timing of when you have to pay stamp duty on houses also varies from state to state.  These are the time limits for paying stamp duty (known as property transfer duty in Tasmania):

  • NSW, VIC and TAS: within three months of settlement
  • WA: within two months of settlement
  • NT: within 60 days of settlement
  • ACT: within 28 days of settlement
  • QLD: within 30 days of settlement
  • SA: on the day of settlement

The payment of stamp duty on houses is usually undertaken by the conveyancer or lawyer who is responsible for ensuring that legal title transfer takes place.

Do I have to pay stamp duty if I build a new home?

Generally speaking, stamp duty is paid on the price of the land, not the individual value of the property built on it.   Therefore, if you buy a vacant block and then build a home on it, you only pay stamp duty on the cost of the land, which can save you thousands of dollars compared to paying stamp duty on the price of the property once the house has been built on it.

What further assistance is available for first homebuyers?

More of your frequently asked questions about stamp duty calculations

Do foreign buyers pay more stamp duty?

Yes – there is an additional surcharge for foreign buyers who buy property in Australia.  A foreign buyer is defined as someone who is not an Australian citizen, permanent resident or a special category visa holder. The amount or surcharge for foreign buyers does vary from state to state, but is typically around 7% of the property purchase price.

Is land tax the same thing as stamp duty?

No – land tax is levied every year by the state governments, except in the Northern Territory. It’s a recurring tax based on the value of the unimproved land that you own which is not your primary place of residence.  Stamp duty is a tax on the purchase of land which you pay once when you buy the property.

Can I include the cost of stamp duty in my home loan?

No – you can’t borrow the cost of stamp duty as part of your mortgage, but you can use any deposit you’ve saved up to pay your stamp duty and increase your loan amount to cover the reduced deposit you’re able to offer.

Do I still have to pay stamp duty when I inherit a property?

No – you don’t have to pay stamp duty if you inherit a property.  The only tax you’ll have to take into consideration is Capital Gains Tax, although this only comes into play if you decide to sell the property and may not apply to your property.

How does the cost of the property I buy affect the stamp duty charged? 

Stamp duty is applied on a sliding scale, meaning the more you pay for your property, the more the stamp duty will be.  All the states and territories have different price thresholds and rates they apply.  For example, in WA in 2022, you will be charged $7,790 plus 4.75% for every dollar over $250,000 if you buy a home priced between $250,001 and $500,000.

Can I receive the FHOG if my partner has owned property previously?

No – under the eligibility rules for the FHOG, neither the applicant nor their spouse (including de-facto partners) can have received first home owner assistance previously if the property is being purchased jointly.  Also, only one application per household can be made for the FHOG.