Stamp Duty Calculator AU

Ensure accurate property transaction costs in Australia by utilizing the Stamp Duty Calculator AU. Avoid surprises and make informed decisions with this straightforward tool.

Stamp Duty Calculator Australia

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Buying a new home in the UK can be thrilling, but understanding Stamp Duty Land Tax (SDLT) often adds complexity and confusion. Introduced in 2003, SDLT must be paid on property purchases over £40,000—a significant part of your expense when acquiring real estate.

Find a straightforward solution to tackle stamp duty calculations and make informed financial decisions for your property purchase.

What is Stamp Duty Land Tax (SDLT) AU?

Moving from the basic understanding of taxes linked to buying property, let’s talk about Stamp Duty Land Tax (SDLT) in Australia. SDLT is a tax you pay when you buy land or property over a certain price in Australia.

It’s like the stamp duty in the UK but with rates and rules set by each Australian state or territory. The cost depends on where you are buying and how much you pay for your new place.

This tax comes into play during big purchases. When you find a house or apartment you love and decide to buy it, part of the money goes to the government as stamp duty. Think of it as the extra fee on top of what you’re paying for your new home.

Everyone has to plan for this cost unless they get special help, like discounts for first-time homeowners, or if they’re buying cheap land that costs less than the threshold set by their area.

Basic Stamp Duty Rates and Thresholds in the AU

In Australia, Stamp Duty Land Tax (SDLT), known simply as Stamp Duty, varies across states and territories. Each jurisdiction sets its rates and thresholds, which can significantly impact the total cost of purchasing property.


Value of the Property New South Wales (NSW) Victoria (VIC) Queensland (QLD) Other States (WA, SA, ACT, NT, TAS)
Up to $80,000 $1,290 or 1.25%, whichever is greater 1.4% $1.50 for every $100 or part of $100 Varies
$80,001 – $300,000 $1,290 + $3.50 for every $100 over $80,000 1.4%–2.4% $1,050 plus $3.50 per $100 over $80,000 Varies
$300,001 – $1,000,000 $8,990 + $4.50 for every $100 over $300,000 2.4%–6% $8,750 plus $4.50 per $100 over $300,000 Varies
Over $1,000,000 $40,490 + $5.50 for every $100 over $1,000,000 5.5%–6.5% $38,025 plus $5.75 per $100 over $1,000,000 Varies


This table presents a simplified overview of the basic stamp duty rates and thresholds for some Australian regions. Rates often increase progressively with the value of the property, and each state and territory has detailed calculators to assist with precise figures. Stamp duty can represent a significant portion of purchase costs, making it crucial for buyers to factor this into their budgeting.

Factors that Impact Stamp Duty Value

Factors that Impact Stamp Duty Value: Numerous variables such as the property’s age, its location, and whether it’s for personal use or investment purposes can significantly influence the stamp duty you’re obliged to pay—discover how these factors may affect your final cost by reading further.

Age Of The Property

Older properties and new ones may have different stamp duty costs. The tax you pay can change based on whether the house is brand new or has been around for a while. Governments sometimes set lower taxes for older homes to help people buy them.

They do this because they want more folks to own homes and keep neighborhoods lively.

The circle rate also plays a role in figuring out the stamp duty. It means the value that local officials say land or home must sell for at least, like a price floor. This rate changes with how old your property is, so an older place might cost less in taxes than something built recently.


The place where you buy your property really matters for the stamp duty cost. Each state has its own rules and rates for this tax. If you’re in New South Wales (NSW), for example, you send your payment to their revenue office.

But if your new home is in Victoria (VIC), expect to pay a different rate when you buy the property.

In Queensland (QLD) and Western Australia (WA), just like other regions, what you owe depends on exactly where the property is. Stamp duty might be 3% of the house price in one place but go up to 10% somewhere else! So it’s important to check what applies to your specific location before you get ready to buy.

Property Purpose And Type

Moving from where the property is, another thing that changes stamp duty costs is what the property will be used for and what kind of place it is. If you buy a house to live in as your main home, you won’t pay extra stamp duty.

But if you get additional property, like for renting out or as an investment, you might have to pay more. Also, commercial properties have different tax rates compared to homes where people live.

Each type of property has rules on how much tax you need to pay when buying it.

Methods of Paying Stamp Duty

When it comes to settling your stamp duty obligations, several payment methods are available to suit individual preferences and circumstances. Each approach, from traditional non-judicial stamp paper to convenient online transactions or the method of franking by authorized banks, is designed for a seamless and secure completion of this financial responsibility.

Non-judicial Stamp Paper

You can pay stamp duty with non-judicial stamp paper. It is a special type of paper that proves you paid the tax. You buy this paper from people who have permission to sell it, called licensed stamp vendors.

In India, this is a common way to handle payments for stamp duties on property and other agreements.

The cost of the non-judicial stamp paper depends on your state because each place sets its own rates based on how much your property costs. After you get the right amount, you write your details on this paper to make sure everything is legal.

This method has been around for years and helps keep track of who has paid their taxes.

Online Payment

Paying stamp duty has become easier with online payment options. This modern way means you don’t have to use paper or visit an office. You can pay from your computer or phone quickly and safely.

Just like shopping online, paying stamp duty this way is simple. In the UK, if you buy a property, you must pay stamp duty within 14 days. With online payment, meeting this deadline is less stressful.

You just fill in details about the property and yourself on a secure website, then pay using a bank card or internet banking.

Online payment saves time for everyone—buyers, sellers, and tax officers too. It’s part of making buying a home smoother so more people can enjoy their new places sooner. This electronic method fits well into busy lives where every minute counts!


After choosing online payment, some might consider franking as another option. Franking means you go to a bank that does this service. They use a special machine to mark your property papers.

This shows you paid the stamp duty. It’s like getting a big stamp on your document saying “Paid”. This way is used in the UK to make sure taxes on papers are clear.

You bring your property documents to the bank and they take care of everything. The bank checks how much you need to pay, then they put the franking stamp on it. You leave with stamped papers that show everyone you have paid your tax for buying property.

Here’s an example table showing hypothetical stamp duty rates for residential properties in different Australian states:

Property Value Range (AUD) Stamp Duty Rate (%) – NSW Stamp Duty Rate (%) – VIC Stamp Duty Rate (%) – QLD Stamp Duty Rate (%) – WA
Up to 250,000 1.25 1.4 1.5 1.9
250,001 – 300,000 1.5 2.4 1.7 2.85
300,001 – 500,000 3.5 2.4 3 3.8
500,001 – 1,000,000 4.5 5.0 4.5 4.75
Over 1,000,000 5.5 5.5 5.75 5.15

This table provides an example of how stamp duty rates might vary across different states and depending on the value of the property.

Calculation Of Stamp Duty

Understanding how to calculate Stamp Duty is critical for any property transaction in Australia. This tax, based on the total value of the property and other factors like circle rate, varies significantly across different states and territories, making precise calculations vital for budgeting and financial planning.

Total Value Of The Property

The total value of the property is what you pay to buy it. This includes the price of the land and any buildings on it. It does not matter if you bought the property with cash or got a loan from a bank.

The law looks at how much the seller gets for selling their property. When we talk about stamp duty, this value helps us find out how much tax you need to pay.

To work out stamp duty, start with the purchase price of your home or land. If you are buying a house that costs more than £125,000, there will be some stamp duty to pay unless you’re a first-time buyer getting a place for less than £300,000.

Always use the actual price paid or market value for figuring out tax, not just what is written down in paperwork or agreements.

Circle Rate

After looking at the total value of your property, you also need to know about the circle rate. This is a key number set by local governments for each area. Think of it as the lowest price at which you can sell your land or building in that place.

The stamp duty you pay may depend on this circle rate. If your property’s selling price is less than the circle rate, then stamp duty will be calculated using the circle rate because it is higher.

This ensures that taxes are paid fairly even when sales prices vary.

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  • Plan your financial future with our handy ANC Calculator, helping you determine accumulated net capital.
  • Buying property? Use our Stamp Duty Calculator to estimate the stamp duty fees.

Stamp Duty Rates In Different AU Regions

Navigating Australia’s property market can bring to light the varying stamp duty rates across its territories, each region prescribing distinct policies that influence the final cost for buyers.

Recognizing these regional differences is paramount for any prospective homeowner or investor looking to make an informed purchase decision in Australia.

New South Wales (NSW)

In New South Wales, you need to pay stamp duty within 3 months of settlement day. This payment goes to the state’s revenue office. The amount you pay depends on how much the property costs.

For example, buying a house for between $80,001 and $300k will cost you a base rate of $1,290 plus a little more for each $100 over $80k. But if you buy a home worth more than $3 million, your stamp duty starts at a much higher base of $150,490 and adds even more money for each extra $100 above that price.

This means when you are ready to buy a house or land in NSW, it is important to plan for this extra cost. Next up: Victoria (VIC).

Victoria (VIC)

Moving south from New South Wales, the state of Victoria has its own rules for stamp duty. If you buy a home in Victoria, you have to pay stamp duty within 30 days after the property becomes yours.

The amount you’ll owe depends on how much you paid for your new place.

Let’s say the price is between $440,001 and $550,000. Then, your stamp duty will be $18,370 plus an extra 6% of whatever amount goes over $440k. For homes costing more than that but less than $960k, it starts at $28,070 with an additional 6% added on the portion above $550k.

And if your property costs more than $960k? Well, then it’s a flat rate of 5.5%. Remember to check these numbers when you’re ready to buy because they might change!

Queensland (QLD)

In Queensland, you must pay stamp duty within 30 days of signing the contract for your new home or land. How much you pay depends on how much the property costs. For homes priced between $75,000 and $540,000, there’s a set rate to figure out your tax.

If the home is more than that but less than $1 million, it’s a bit higher. And for those over $1 million, expect to pay even more in stamp duty. It helps to know these costs so you can plan your budget right.

Buying property in QLD also means looking at other fees like transfer fees and charges for getting a mortgage sorted out. Use our calculator to see what stamp duty might cost you based on purchase price and location before making any big decisions about buying that house or piece of land.

Western Australia (WA)

Buying a house in Western Australia (WA) means paying stamp duty, and time matters. You have 2 months from when you sign the contract to pay this tax. The amount of stamp duty you owe changes with how much you pay for your home.

If your new place costs between $100,001 and $250k, expect to start with a stamp duty of $2,090. For every $100 over that first $100k mark, add another $3.80.

The rules change again as the price goes up. Homes between $250,001 and $500k have a starting stamp duty of $7,790 plus an extra cost for prices above the quarter-million mark—$4.75 for each additional hundred dollars spent.

And if you’re looking at properties costing more than half a million dollars? Your starting point jumps to a hefty sum of $19,665 plus another fee—a higher one this time—of $5.15 per each extra hundred bucks past that pricey half-million threshold.

South Australia (SA)

Moving from Western Australia to South Australia, it’s key to note that stamp duty works a bit differently here. In South Australia, you need to pay the stamp duty by the time you settle on your property purchase.

The amount you’ll pay depends on how much your new home costs. If your house price is over $250,000 but not more than $300,000, expect to shell out $8,955 plus an extra $4.75 for every hundred dollars above the quarter-million mark.

As prices climb higher and if your property costs between $300,000 and $500,000, the initial duty starts at $11,330 with an addition of $5 for each hundred beyond the three-hundred thousand threshold.

Buying something more expensive? For properties costing over half a million dollars ($500k), the rate is heftier; you begin with paying $21,330 and then add another $5.50 per hundred dollars over that price point.

Keep in mind these are just basics—there can be other bits that affect what you owe.

Australian Capital Territory (ACT)

In the Australian Capital Territory (ACT), you must pay stamp duty by the date your property deal is final. This tax changes a lot based on different things. You can find out how much you owe with our stamp duty calculator.

It’s easy and quick to use.

Some people might not have to pay as much stamp duty or even none at all. Each place in Australia has its own rules for giving breaks on this tax. If you’re buying a home in ACT, check if you can get one of these savings.

Our calculator will help figure it out for you.

Northern Territory (NT)

Moving on from the Australian Capital Territory, let’s talk about the Northern Territory. When you buy property in the NT, you need to pay stamp duty within 60 days of signing your contract.

The amount changes depending on how much your property costs and where it is.

You can use a stamp duty calculator to figure out what you owe. It takes into account all of these details and tells you the total cost. This tool helps make sure that buyers know their expenses up front.

Tasmania (TAS)

In Tasmania, figuring out your stamp duty is something a handy calculator can help with. This tool takes into account how much the property costs. If you buy a home or land here, you need to pay this tax soon after the deal is done or the contract gets signed.

The good news is some people might not have to pay as much, or even at all, thanks to special rules that cut down the cost or let certain buyers skip paying it altogether.

Remember that what you’ll pay for stamp duty in Tasmania changes from time to time. The government can decide to change rates and policies which would affect how much tax you owe when buying property.

Always use an up-to-date calculator so your numbers are right and there are no surprises later on.


1. Stamp Duty Rates by State:

State Residential (Non-First Home Buyer) Residential (First Home Buyer) Non-Residential
New South Wales 2.8% – 7% Nil – 3% 3.85% – 7.0%
Victoria 1.25% – 6.5% Nil – 5% 3.5% – 5.5%
Queensland 1% – 4.5% First $500,000 Nil, Above $500,000 4.0% 4.0%
Western Australia 2% – 7% Nil – 1% 4.0% – 5.0%
South Australia 3.1% – 5.3% Nil – 2.1% 4.75% – 5.35%
Tasmania 0% – 3.3% First $300,000 Nil, Above $300,000 3.3% 3.3%
ACT 2.25% – 5.5% Nil – 4.0% 5.5%
Northern Territory 3.5% – 5.5% Nil – 0.75% 5.5%

2. Additional Costs:

Cost Description
Transfer Duty Additional government tax on property transactions (may apply depending on state)
Legal Fees Fees charged by solicitors or conveyancers
Mortgage Registration Fees Fees charged for registering your mortgage

Concessions And Exemptions For Stamp Duty

Some people might not have to pay as much stamp duty, or they might not have to pay any at all. First-time home buyers often get a break. If you’ve never owned a home before and you’re buying one for the first time, you could save money on stamp duty.

This is helpful because it makes it easier to buy your first home.

Every place in Australia has different rules for stamp duty savings. For example, if you are buying a house to live in, some places will let you pay less stamp duty. Other times, special groups like seniors or farmers may get discounts or not have to pay stamp duty at all.

It’s smart to check what your area does so that you don’t miss out on any savings when buying property.

Benefits of Calculator

stamp duty calculator makes it easy to see how much money you need to pay for your new house or business place. Just put in the details, and it tells you the cost right away. You save time because you don’t have to figure out complex tax rules by yourself.

This tool is very good for people buying a home for the first time because they can find out if they get special deals that mean they don’t have to pay as much.

The calculator also shows different prices in each part of Australia. So no matter where you’re buying property, you stay on top of what you owe. It’s made simple so everyone can use it without getting confused about taxes and fees related to owning property.

Features of our Calculator

Our SDLT calculator makes it easy for you to figure out how much stamp duty you’ll need to pay when buying a house or commercial space. It’s accurate and quick, using up-to-date tax rates and rules.

If you’re a first-time home buyer in the UK, the calculator knows about your exemption on homes under £300,000. This means you can trust it not to charge you stamp duty when it shouldn’t.

The design of the calculator is simple, so anyone can use it without trouble. You just put in details like the price of the property and whether it’s new or old. Then our tool does all the hard work and shows how much money goes towards stamp duty.

It even breaks down extra fees like transfer charges and mortgage costs if needed. With this handy tool, planning for your new property gets a lot easier because there are no surprises with costs.

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Step-by-Step Guide On How Calculators Work

Navigating the complexities of stamp duty calculations can be simplified with our intuitive Stamp Duty Calculator, which streamlines the entire process. Let’s explore how this tool effortlessly breaks down your potential tax obligations into clear, manageable steps without any intricate financial jargon.

  • Property Use Option: First, you need to tell us what the property is for. Are you planning on making this your home or are you buying it as an investment? This choice matters because each option can affect how much stamp duty you pay.
  • Option Of First Home Buyer: After you choose how you plan to use the property, it’s time to tell us about your buying history. If this is your first home purchase, click “Yes”. This could mean big savings! Many regions offer discounts or even a complete pass on stamp duty for first-time buyers.
  • Option Is This A New Or Existing Property: Once you’ve decided if you’re a first-time homebuyer, the next choice is about the property’s age. You will pick if it is a new one or already exists. This step is key because stamp duty can vary for new homes and ones that people have lived in before.
  • Purchase Price in Euros: After picking whether the property is new or existing, users will type in how much the property costs in euros. This amount is important because it helps figure out how much stamp duty you need to pay.
  • State/Territory: You’ll pick where your property is from a list of 8 places. Each place has its stamp duty rates, so choosing the right one is key.
  • ‘Calculate’ Button: After picking the state or territory where you are buying property, it’s time to see how much stamp duty you need to pay. Click on the “calculate” button for our calculator to do its work.
  • Results: Once the calculate button is hit, the magic happens. You’ll see clear numbers for how much stamp duty you owe, any transfer fee costs, and what your mortgage might look like. Stamp Duty is the tax you pay when buying a property.


So, you’ve clicked the calculate button and got your numbers for stamp dutytransfer fee, and mortgage. Now let’s see what that might look like in real life. Imagine Sarah is buying her first home in NSW and it costs $500,000.

Using our calculator, she selects ‘To live in,’ then ‘Yes’ for first home buyer since this is her first purchase. She picks ‘Existing’ property because it’s not a new build. After entering the purchase price of $500,000 and choosing New South Wales (NSW) as her location, the calculator works out the costs: no stamp duty due to first-time buyer concessions; a small transfer fee; plus any mortgage fees based on Sarah’s loan details.

This tool helps people just like Sarah understand all the payments involved when buying property. It takes into account if you’re planning to make it your main residence or use it as an investment vehicle, whether you’re getting your foot on the property ladder for the first time or not, and which part of Australia you’re buying in – each region with its own rates.

Sarah’s Stamp Duty and Fees Example:

Item Description Sarah’s Scenario
Property Price Cost of the home $500,000
Primary Residence Is it your main home? Yes (To live in)
First Home Buyer Is this your first property purchase? Yes
Property Type New or existing construction? Existing
State Where is the property located? New South Wales (NSW)
Stamp Duty Government tax based on purchase price $0 (First home buyer concession)
Transfer Fee Government fee for property transfer Small fee (amount not specified)
Mortgage Fees Fees charged by lender based on loan details Not calculated in provided example

Buying a home can come with extra costs like stamp duty. Our calculator makes it easy to figure out these costs. Think about how this tool can help you plan your budget. If you have questions, remember lots of people are ready to help.

Let’s take those first steps towards owning your dream home today!


1. Who must use the SDLT calculator when buying a house?

If you’re buying a home, especially if it’s your first time or an investment like buy-to-let, use the calculator to see your tax costs.

2. Can first-time buyers get any savings on stamp duty?

Yes, first-time buyers often pay less or no stamp duty, which helps them save money.

3. Does stamp duty change based on where I buy property in Australia?

Yes, different places like Northern Ireland have their own taxes like land transaction tax instead of UK stamp duty.

4. When do I need to pay extra charges on top of regular stamp duty?

If you’re buying an extra place like renting out, there might be higher rates than just for one house.

5. If I refinance my mortgage, do I have to pay stamp duty again?

No, usually refinancing doesn’t make you owe more stamp duties as long as no new ownership is involved.

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