A worked example
Jessica is buying her first home in Brisbane for $650,000. She's an Australian citizen, has never owned property before, and will live in the house as her principal place of residence.
In Queensland, first home buyers pay no stamp duty on properties up to $500,000. For properties between $500,000 and $550,000, there's a concession. Above $550,000, Jessica pays full stamp duty but can still claim the $15,000 first home vacant land concession if applicable to a house and land package, though for an established home she pays the standard rate.
For a $650,000 established home in QLD, the calculation works like this: $0 on the first $5,000, then $1.50 per $100 on the next $70,000 ($1,050), then $3.50 per $100 on the next $515,000 ($18,025), then $4.50 per $100 on the remaining $60,000 ($2,700). Total stamp duty: $21,775.
If Jessica were buying the same property in Melbourne instead, she'd pay around $34,070 in Victoria. In Sydney, it would be approximately $25,882. The difference of over $12,000 between VIC and QLD shows why comparing states matters when you're near a border or deciding where to buy.
State-by-state differences
- NSW: Uses a tiered rate system starting at 1.25% and rising to 7% on the portion above $3 million. First home buyers get full exemption up to $800,000 (as of 2023) and concessions to $1 million. Foreign buyers pay an additional 8% surcharge.
- VIC: Rates range from 1.4% to 6.5% on amounts over $960,000. First home buyer exemption available up to $600,000, tapering to $750,000 (same thresholds for new and established). Foreign buyer duty is 8% on top of standard rates.
- QLD: Tiered system from 1.5% to 6.5% (on amounts above $1 million). First home concessions apply up to $550,000. No foreign buyer surcharge, but a 2% land tax surcharge for foreign owners applies annually.
- WA: Rates from 1.9% to 5.15%. First home buyers get concessions or exemptions up to $530,000 (established) or $750,000 (new). Foreign buyers pay 7% surcharge.
- SA: Lower base rates starting at 1%, capping at 5.5%. First home buyer exemption to $650,000. Foreign buyer surcharge is 7%.
- TAS: Rates from 1.75% to 4.5%. First home concessions available. No foreign buyer surcharge on transfer duty.
- ACT: Simplified rate of 2.2% to 6.5%. Concessions for first home buyers on properties under certain thresholds.
- NT: Flat rate of 0.06571918% per $1 (effectively around 6.57% on full value with no tiers). First home owner concessions available on properties under $650,000.
Common mistakes people make
- Assuming the property price equals the stamp duty base: Most people calculate stamp duty on the purchase price, which is correct, but some forget that if you're buying a property as a going concern or with significant chattels separately valued, you might reduce the dutiable amount. Always use the contract price or market value, whichever is higher, as the revenue office will.
- Not checking eligibility dates for concessions: First home buyer concessions require you to move in within 12 months and live there for a continuous period (usually 12 months) in most states. People sign contracts assuming they're eligible, then rent the place out immediately and get hit with a penalty reassessment plus interest. Check the occupancy requirements before you exchange.
- Forgetting about off-the-plan discounts: Victoria and NSW offer reduced rates or exemptions for off-the-plan purchases, sometimes even for non-first-home buyers. People calculate using established property rates when they could save thousands on a new apartment. Always check if your purchase qualifies as new or substantially renovated.
- Missing foreign buyer status if you're a temporary resident: Australian permanent residents are treated as locals, but temporary visa holders (including many 457 and student visa holders) trigger foreign buyer surcharges in most states. People on bridging visas often get caught out. Confirm your residency status with the state revenue office before settlement.
What this calculator doesn't account for
This calculator provides standard stamp duty calculations based on purchase price and buyer status. It does not account for off-the-plan concessions, which vary by state and construction timelines. Related party transactions (buying from family) may be assessed on market value rather than stated price, and this calculator won't flag that.
It doesn't include potential rebates for pensioners or seniors in some states, nor does it factor in rental property or investment-specific surcharges beyond foreign buyer duty. If you're buying through a trust, company, or self-managed super fund, different rates and assessment methods may apply that aren't covered here.
The calculator also doesn't account for mortgage registration fees, transfer fees, or other settlement costs that often get lumped in with stamp duty discussions. Policy changes happen mid-year, and some states offer temporary concessions or regional incentives that may not be reflected if they're announced after this calculator was last updated.
Edge cases and nuances
Buying with a spouse where one is a first home buyer and the other isn't: In NSW and Victoria, if you're buying as joint tenants and only one of you qualifies as a first home buyer, you typically only get 50% of the available concession. Revenue offices assess each buyer's entitlement separately, not the household as a unit.
Contract date versus settlement date for rate changes: Stamp duty liability is usually calculated based on the contract date (exchange), not settlement. If rates change between exchange and settlement, you're locked into the rate that applied when you signed. This caught people in 2024 when NSW adjusted thresholds mid-year.
Vacant land with a building contract: Some states (QLD, WA) offer better concessions if you're buying vacant land with a registered building contract to construct your home. If you buy the land first and arrange the builder later, you might pay full duty on the land and miss thousands in savings. Timing and contract structure matter.
Transfers between separated spouses: Most states exempt or reduce duty on transfers due to relationship breakdown, but you need a formal separation (often 12 months) and sometimes a court order. Transferring property to your ex-spouse the month after you split won't automatically qualify for relief.
