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Stamp duty calculator.

Estimate the duty payable on a property purchase across all 8 states and territories. Adjusts for buyer type. Indicative — not a contract figure.

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Inputs
Result
Estimated stamp duty
$49,070
State / territory
VIC
Buyer type
owner occupier

Stamp duty thresholds and first-home-buyer concessions move each financial year and vary substantially by state. This calculator uses indicative mid-2025 brackets and does not include foreign-buyer surcharges, off-the-plan concessions, or land tax. For a final figure on a specific contract, the state revenue office is the authority. Have a chat to walk through which concession actually applies to your file.

Worth knowing

The biggest single upfront cost on a purchase.

Stamp duty is usually the largest fee at settlement, and it varies enormously by state. The difference between a $1m purchase in NSW and the same purchase in WA can be more than $20,000.

  • Budget for it. Stamp duty isn't financed by your home loan. You pay it from your deposit. Forgetting to budget for it is the most common first-home-buyer mistake, and one we sort up front on every first home buyer loan.
  • FHB exemptions are the biggest saving lever. In Victoria the FHB exemption can save over $30,000 on a $600k purchase. Most states have similar relief, worth confirming you qualify before settlement. The first home buyer guide covers the eligibility rules by state.
  • Off-the-plan concessions can reduce dutiable value. Buying off-the-plan in some states means duty is calculated on land value plus construction-to-date, not the final price. Has caveats; not always worth chasing.

Common questions

Stamp duty thresholds change each financial year and contracts often include surcharges (foreign buyer, off-the-plan, vacant land) that this calculator doesn't apply. Treat the number as a starting estimate. The state revenue office is the authority on a specific contract.
Most states require you to be a first home buyer, an Australian citizen or permanent resident, and to occupy the property for a minimum period (usually 6 to 12 months) starting within 12 months of settlement. Investors can't claim it. The price threshold above which the concession phases out varies by state.
Land tax is annual and ongoing, not a one-off like stamp duty. Investors pay it; owner-occupiers usually don't (the principal place of residence is exempt in most states). Calculator doesn't cover land tax — it's a separate exercise based on the unimproved land value above each state's threshold.
Non-residents (foreign citizens not on certain visas) usually pay a surcharge of 7-8% on top of standard duty, varying by state. Calculator doesn't apply it. If you're not an Australian citizen or PR, the actual cost is higher than what's shown.

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We work out the full settlement figure including any concessions you qualify for. Have a chat with the actual contract address.

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