Question 1

How is stamp duty calculated in Australia?

Accepted Answer

Stamp duty — called transfer duty in some states — is set by each state and territory, not federally. Every jurisdiction runs its own sliding scale based on the dutiable value of the property, which is generally the higher of the purchase price and the market value. Because the brackets and thresholds differ, the same purchase price produces materially different duty in NSW, Victoria and Queensland. The calculator applies the current schedule for the state you select.

Question 2

Do first home buyers pay stamp duty?

Accepted Answer

Often less, and sometimes none, but it depends entirely on the state and the price. Every jurisdiction runs its own first home buyer concession or exemption with its own price caps, property-type rules and residency requirements, and those caps are revised regularly. Tick the first home buyer option in the calculator to see the concession applied for your state, then confirm eligibility with that state’s revenue office before relying on it.

Question 3

Is stamp duty different for investment properties?

Accepted Answer

The base duty scale is usually the same, but concessions are not. First home buyer and principal-place-of-residence concessions generally do not apply to an investment purchase, so an investor commonly pays the full amount where an owner-occupier would pay less. Some states also apply land tax and surcharge rules to investors that sit outside duty entirely.

Question 4

What is the foreign purchaser surcharge?

Accepted Answer

Most states apply an additional duty surcharge when the buyer is a foreign person, on top of the standard transfer duty. The rate and the definition of "foreign person" vary by state, and the tests are stricter than many buyers expect — they can catch temporary visa holders and certain trust and company structures. The calculator includes a surcharge toggle so you can see the difference, but confirm your status with the relevant revenue office or a solicitor.

Question 5

When do I have to pay stamp duty?

Accepted Answer

Timing is set by each state and is generally tied to settlement, with a statutory deadline measured from the contract date. In practice your conveyancer or solicitor arranges payment as part of settlement. What matters for budgeting is that duty is a cash cost at settlement — it cannot be added to the loan the way LMI sometimes can, so it must be funded from savings alongside the deposit.

Question 6

Does stamp duty count towards my deposit?

Accepted Answer

No, and this catches people out. Lenders assess your loan-to-value ratio on the property value alone; duty and other purchase costs sit on top and must be funded separately. Money set aside for duty is money not available as deposit, which raises your LVR and can trigger LMI you had not planned for. Work out the LVR you will actually land on before assuming you are at 80%.

Question 7

Are these duty figures a quote?

Accepted Answer

No. They are estimates generated from published state schedules to help you budget. Duty payable on your purchase is determined by the relevant state or territory revenue office based on the contract, the property and your circumstances. Always verify with that office or your conveyancer before committing funds. Azure Home Loans — ACR 538895, auth. under ACL 390261.

Stamp duty calculator — every Australian state

How it works

What this covers

What it does not do

Verify with your state revenue office

Duty is one line in the funds you need

Stamp duty — frequently asked questions

Working out whether the numbers stack up?

Know the duty — ready to work out the loan?