Stamp duty — transfer duty in most states — is usually the largest cost of buying after the deposit, and it is charged by your state rather than your lender. First-home buyer concessions can reduce it sharply, or remove it altogether.
Helps you work out: the government costs of buying in your state, and what a first-home buyer saves.
Estimated Stamp Duty
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Concession Applied
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Effective Rate
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Across the states
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General advice warning
The results provided by this calculator are estimates only and should not be taken as personal financial advice. The calculations are based on the assumptions you have entered and do not take into account your personal objectives, financial situation or needs. Before making any financial decisions, we recommend you consult with a qualified financial adviser. Financial Elements PTY LTD (Corporate Credit Representative Number 499510) is an Authorised Corporate Credit Representative of BLSSA Pty Ltd (Australian Credit Licence 391237).
Duty is only part of the cash you need at settlement, and lenders count all of it as funds to complete. It therefore has a direct bearing on how much deposit you need.
Every state offers first-home buyers an exemption or a discount below certain price thresholds, and several treat new builds and vacant land differently again. Thresholds and rules differ by state and change with each budget, so confirm the current position before relying on it.
Duty is calculated on a sliding scale against the dutiable value — normally the purchase price or the market value, whichever is higher. Add the transfer and mortgage registration fees, which are smaller but not trivial.
Investment purchases generally attract no concessions. Foreign purchasers face an additional surcharge in every state, and some states apply extra land tax on top. Get these confirmed early: they change the deposit maths considerably.
Because it is a state tax. Each state and territory sets its own scales, thresholds and concessions, so the same purchase price produces quite different duty in Sydney, Melbourne and Brisbane.
Not directly. Duty forms part of your funds to complete, and lenders assess whether you hold enough cash for the deposit plus costs. Borrowing more against the property to cover it lifts your loan-to-value ratio, which may bring lenders mortgage insurance into play.
Timing varies by state, but in practice it is dealt with at or shortly after settlement, usually through your conveyancer. Late payment attracts interest.
Generally no. Most states test whether you have ever held an interest in residential property, not whether you lived in it. There are exceptions, so check your state revenue office's current guidance.
It covers duty and the standard transfer and mortgage registration fees. Conveyancing, building and pest inspections, insurance and lender fees are separate, and worth budgeting for alongside.
We will build your full funds-to-complete figure — deposit, duty, fees and buffer — so you know the date you can actually buy, not just the price.