Stamp Duty
Calculator

Stamp duty — officially called transfer duty (or land transfer duty in Victoria) — is a state government tax paid by the buyer when property or land changes ownership. It is calculated on the higher of the purchase price or the property's market value, and it is one of the largest upfront costs in a purchase. Each state and territory sets its own rates, thresholds and concessions, so the amount payable on the same-priced property can differ by tens of thousands of dollars depending on where you buy.

Most states use a progressive bracket system similar to income tax: the property value is split into tiers, and each tier is taxed at its own rate. Only the portion of the price that falls within a given bracket is charged at that bracket's rate. The Northern Territory uses a formula for lower-value properties instead of brackets. This calculator applies each state's current 2025-26 brackets automatically once you enter the price and select the state.

It depends entirely on the state and your buyer type. As a rough guide for an owner-occupier at $750,000: NSW is around $28,000-$29,000, Victoria around $40,000, and Queensland around $19,000 under the home concession. First home buyers may pay significantly less or nothing at all if the property falls under the relevant exemption threshold. Enter $750,000 into the calculator above and select your state for an indicative figure specific to your situation.

Often not, or a reduced amount, depending on the state and price. NSW gives a full exemption on homes up to $800,000 (with a concession to $1 million) and charges no duty on new homes for eligible first home buyers. Queensland charges nil duty on new homes for first home buyers with no price cap from 1 May 2025, and exempts established homes up to $700,000. Victoria exempts eligible first home buyers up to $600,000 with a concession to $750,000. Eligibility rules and residency requirements apply in every state — always confirm with the relevant State Revenue Office.

Most states charge an additional surcharge on top of standard duty when the buyer is a foreign person. As of 2025-26 the surcharge is 9% in NSW, 8% in Victoria and Queensland, and 7% in Western Australia and South Australia. Tasmania, the ACT and the Northern Territory do not currently apply a residential foreign buyer surcharge. Whether you are classified as a foreign person can depend on visa status and, for trusts and companies, on the underlying beneficiaries — get this confirmed before signing a contract. Tick the foreign buyer box in the calculator to include the surcharge.

Yes. Buying commercial property, or acquiring a business that includes real property, generally attracts transfer duty at the general (investor) rates, and first home buyer concessions do not apply. There can be duty consequences on the business assets themselves depending on the state and how the deal is structured. Because duty is a material cost in any business acquisition or commercial purchase, it is worth modelling early — this is an area where a finance broker and your accountant can help you structure the purchase efficiently.

Timing varies by state, but duty is typically due within 30 days to 3 months of the contract date or at settlement, whichever comes first. In practice your conveyancer or solicitor arranges payment at settlement using funds from your deposit and loan. Late payment can attract interest and penalties. Some lenders allow duty to be capitalised into the loan, though this increases the amount borrowed and may trigger Lenders Mortgage Insurance.

Sometimes. Certain lenders let you capitalise stamp duty into the loan rather than paying it in cash upfront, but this raises your loan-to-value ratio and total interest, and may push you into Lenders Mortgage Insurance if it takes your borrowing above 80% of the property value. Whether it is available and sensible depends on your deposit, the lender and your borrowing capacity. This is exactly the kind of trade-off a finance broker can model with you before you commit.

No — they are indicative estimates only, based on published 2025-26 rates. Actual duty payable depends on your specific circumstances, the property type, the contract date, your eligibility for concessions and any legislative change. The calculator does not capture every concession, exemption or special case (such as off-the-plan concessions, pensioner relief, family transfers or deceased estates). Always confirm the exact figure with the relevant State Revenue Office and a licensed conveyancer before transacting.

ProBiz Finance is a Melbourne-based commercial finance brokerage. We help business buyers, investors and property purchasers structure and secure finance — including business acquisition finance, commercial property loans, SMSF property lending and residential lending — across a panel of lenders. Stamp duty is one upfront cost among several, and we can help you model your full funding position and connect you with the right conveyancing and accounting support. Book a free consultation using the form below or call 0415 929 728.