Free tool
Stamp Duty Calculator
Stamp duty is usually a home buyer's largest upfront cost after the deposit — commonly 3–5% of the purchase price, and it differs in every state. Pick your state and price below to estimate the transfer duty on an established home.
Last updated 9 July 2026
$100,000 – $5,000,000+
Estimated stamp duty
$32,779
NSW · 3.86% of the purchase price
Standard transfer duty on an established home. Concessions (first home, off-the-plan, pensioner) and the foreign-buyer surcharge are not included.
General estimate only, based on Revenue NSW standard rates — not financial or legal advice. Confirm the exact duty, and any concessions you qualify for, with the revenue office or your conveyancer.
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Key takeaways
- Stamp duty is a state tax on the purchase price — typically 3–5% for an established home, and it rises as the price rises.
- It varies by state: on an $800,000 home, standard duty ranges from about $29,000 (QLD) to $43,000 (VIC).
- First home buyersoften pay less or nothing below certain thresholds — concessions aren't included in the standard estimate above.
- It's an upfront cost, usually paid around settlement from your own funds — budget for it on top of the deposit.
How stamp duty works in Australia
Stamp duty — officially transfer duty— is a one-off tax charged by each state and territory revenue office when property changes hands. It's calculated on the dutiable value(usually the purchase price or market value, whichever is higher) using a sliding scale, so the effective rate climbs with the price. For most buyers it's the single biggest upfront cost after the deposit.
Because each state sets its own scale, the same purchase attracts very different duty depending on where you buy. That's why the calculator above lets you switch between NSW, VIC, QLD, WA, SA, TAS and NT (the ACT is mid-reform, so we link you to its official calculator). The figures are the standard rates for an established home and deliberately exclude concessions and surcharges.
Concessions can change the number a lot
Every state offers first-home-buyer concessions or exemptions below certain price thresholds, plus targeted relief for off-the-plan purchases, pensioners and, in some states, regional or newly-built homes. On the other side, foreign buyers usually pay a surcharge on top. None of these are included here — always confirm your exact duty, and anything you qualify for, with the revenue office or your conveyancer.
Where a buyer's agent fits in
Stamp duty is a fixed government tax, so no one can waive it — but because it's charged on the price you pay, negotiating a lower purchase price directly reduces the duty. A vetted buyer's agent helps you budget the full cost of buying (deposit, duty, legals and the agent's own fee) and works to secure the property below what you might pay on your own. See our guide on what a buyer's agent costs for how the numbers stack up.
Stamp duty: frequently asked questions
How much is stamp duty in Australia?
Stamp duty (transfer duty) varies by state and rises with the purchase price — commonly 3–5% of the price for an established home. On an $800,000 purchase, standard duty is roughly $30,500 in NSW, $43,000 in Victoria, $29,000 in Queensland and $37,800 in South Australia.
Do first home buyers pay stamp duty?
Often not, or a reduced amount. Every state and territory offers first-home-buyer concessions or full exemptions below certain price thresholds. Those concessions are not included in this calculator's standard estimate — check your state revenue office to see if you qualify.
When do you pay stamp duty?
Stamp duty is generally paid around settlement — the exact deadline ranges from at or before settlement to within 30 days or three months of the transfer, depending on the state. Your conveyancer or solicitor usually arranges payment.
Is stamp duty included in a home loan?
Usually not. Stamp duty is an upfront cost you pay from your own funds, on top of the deposit — lenders base the loan on the property value, not the duty. Budget for it separately when working out how much you need to buy.
Can a buyer's agent reduce my stamp duty?
Stamp duty is a government tax, so it can't be waived by an agent. But because duty is charged on the purchase price, negotiating a lower price directly lowers the duty — and a good buyer's agent helps you budget the full cost of buying, duty included.
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