Question 1

What is stamp duty?

Accepted Answer

Stamp duty, formally called transfer duty or conveyance duty, is a state government tax paid when property changes hands. It is calculated on the dutiable value of the property, which is usually the higher of the purchase price and the market value. Because it is a state tax rather than a federal one, the rates, thresholds and concessions are different in every state and territory, and the same house price can attract very different duty bills depending on where the property sits.

Question 2

How is stamp duty calculated?

Accepted Answer

Most states use a sliding scale that works like income tax brackets: each slice of the property value is charged at that band’s rate, so the duty on a $750,000 home is the sum of several bands rather than a single percentage. Victoria switches to a flat percentage of the full value above $960,000, and the Northern Territory uses a formula below $525,000. Some states also run a cheaper schedule for owner-occupiers, which this calculator applies automatically when you say you will live in the property.

Question 3

What concessions do first home buyers get?

Accepted Answer

Every state offers some form of first home buyer relief, but the shape varies widely. NSW exempts first home buyers up to $800,000 with a partial concession to $1 million. Victoria exempts up to $600,000, tapering to $750,000. Queensland and South Australia have removed duty entirely for first home buyers purchasing new homes, while Tasmania exempts established homes up to $750,000. The ACT takes a different approach: its concession is income-tested rather than price-capped. Eligibility rules such as living in the home for a minimum period apply everywhere.

Question 4

When do I have to pay stamp duty?

Accepted Answer

Timing depends on the state, but duty is generally payable at or shortly after settlement, and in most states within 30 days to 3 months of the transfer. Your conveyancer or solicitor normally arranges the lodgement and payment as part of settlement. Duty must usually be paid from your own funds on top of the deposit, which is why it matters for your borrowing plans: lenders will not usually let you add it to the loan unless you have enough equity.

Question 5

Does stamp duty affect how much I can borrow?

Accepted Answer

Indirectly, yes. Stamp duty is an upfront cost paid alongside your deposit, so every dollar of duty is a dollar that cannot go towards the deposit itself. On a large purchase, duty can consume several percentage points of the price, pushing buyers below a 20% deposit and into lenders mortgage insurance territory. Factoring duty in early, and checking whether you qualify for a concession, can change which price bracket you can realistically shop in.

Question 6

What are the transfer and mortgage registration fees?

Accepted Answer

On top of stamp duty, each state’s land titles office charges a fee to register the transfer of the property into your name, and a separate fee to register the mortgage if you are buying with a loan. Mortgage registration is a flat fee everywhere, typically between $130 and $240. Transfer fees are flat in some states but scale with the property value in Victoria, Queensland, South Australia and Western Australia — South Australia’s is the steepest, running to several thousand dollars on a typical home. Your conveyancer pays these at settlement and itemises them in your statement of adjustments.

Question 7

What this calculator does not include

Accepted Answer

This estimates transfer duty plus the standard titles office registration fees. It does not include foreign purchaser surcharges (an additional 7–9% in most states), off-the-plan concessions, pensioner concessions, corporate or trust surcharges, premium property rates beyond the standard schedule, or conveyancing and legal costs. Rates, thresholds and fees change with state budgets, so always confirm the final figures with your state revenue office or your conveyancer before committing.

Stamp duty calculator