Stamp duty calculator

Stamp duty has a habit of turning up right when you can least afford a surprise, usually a few weeks before settlement, as a number you hadn’t quite budgeted for.

Our stamp duty calculator gives you an estimate in minutes, based on your purchase price, location and whether you’re buying as a first home buyer, mover or investor.

It’s the first thing we ask a client to run before we talk about the rest of the loan, because a clear number here makes every decision after it easier.

Stamp duty, also called transfer duty, is a state government tax charged when property changes hands in Australia. It applies to homes, land and investment properties, and for most buyers it’s one of the largest costs due before you even collect the keys.

How much you pay depends on three things: your state or territory, the value of the property and whether you qualify as a first home buyer. Because it’s calculated as a percentage of the purchase price, the bill can run into the tens of thousands on an average home, which is why we build it into your budget from day one, not after you’ve found the house you love.

For the official rules in your state, see Revenue NSW, the State Revenue Office Victoria or your local equivalent. Moneysmart, ASIC’s consumer site, has a plain English overview of how stamp duty works nationally.

• Gives you a realistic upfront-costs figure before you start inspecting properties, not after you’ve made an offer.
• Lets you compare the cost of buying in different states or price brackets side by side.
• Flags whether you might be in line for a first home buyer concession, so you know to ask about it early.
• Feeds straight into the bigger budget conversation with your adviser, alongside your deposit and loan repayments.

Most states offer some relief on stamp duty for eligible first home buyers, either a full exemption below a set price threshold or a partial concession up to a higher one. The detail varies by state and changes periodically, so treat the figures below as a starting point rather than the final word.

• The property price sits under the threshold set by your state or territory.
• You intend to live in the property as your main residence, not rent it out.
• You’re an Australian citizen or permanent resident (some states extend this further).
• You haven’t owned property in Australia before.

These concessions can save first home buyers thousands of dollars, but the eligibility rules are specific. Your adviser can check what you qualify for in your state and walk you through the application before you sign a contract.

• NSW Stamp Duty Calculator
• Victoria Stamp Duty Calculator
• Buying Power Calculator