All 8 Australian states and territories. First home buyer concessions, foreign purchaser surcharges, and side-by-side state comparison. Rates current to May 2025 · v4.
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Stamp duty on $700,000 owner-occupier established home in each state:
Stamp duty is just one upfront cost. Here's what to budget for in total:
| Cost | Estimated amount | Notes |
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Stamp duty is a state-level tax on property purchases (formally called transfer duty in some states). Each state and territory's revenue office sets its own thresholds and bracket structure. The duty is calculated on the purchase price (or market value if higher) at sliding rates that step up as price rises. Victoria's brackets reach the upper 5% range at the top end, NSW's reach mid-5%, other states differ. The buyer pays at settlement.
For most Australians, stamp duty is the single largest upfront cost of buying a home other than the deposit itself, and unlike the deposit it does not become equity. It is a one-off cost paid into state consolidated revenue.
Full-rate stamp duty on the same $700,000 purchase can vary by more than ten thousand dollars between Australian states. The state line is a more powerful determinant of the upfront cost than the difference between two competing home-loan rates over the first few years of the loan.
Concessions for first home buyers, off-the-plan purchases, and pensioners reshape the bill further. Victoria's first home buyer scheme removes stamp duty entirely on properties under $600,000. NSW and Queensland operate their own thresholds and tapers. The same buyer, same purchase price, same loan can arrive at the settlement table owing tens of thousands more or less depending on which state's revenue office is collecting.
The headline figure is the duty payable, not the total upfront cost. Total upfront also includes mortgage registration, transfer registration, conveyancing, building and pest inspections, and lender fees. These add several thousand dollars to most purchases.
The "as a percentage of price" figure shows the effective stamp duty rate, useful when comparing the same purchase across different states or different concession scenarios. Concessions, when applied, reduce the duty figure rather than adding to it; foreign-buyer surcharges (where applicable) are added on top.
This calc covers the standard duty calculation. It does not capture every concession, surcharge, or edge case. In particular:
Use this calc for the headline figure. Confirm exact eligibility and concessions through your state's revenue office before settlement.
Can stamp duty be added to the mortgage?
Yes if you have enough equity, but it becomes borrowed money attracting interest for the life of the loan. Most lenders require lenders mortgage insurance if the loan-to-value ratio exceeds 80% after duty is rolled in, which adds further cost.
First home buyer — what's the threshold in my state?
Varies by state. Victoria offers full exemption to $600,000 with partial concession to $750,000. NSW gives full exemption to $800,000 tapering to $1,000,000. Queensland is full to $700,000, partial to $800,000. Other states publish their own thresholds, all subject to year-by-year change.
Why does buying off the plan reduce stamp duty?
Most states only charge duty on the property's value at contract date, not on the finished property. The earlier the contract relative to completion, the less complete the property, and the lower the dutiable amount. Concession size depends on construction stage at contract.
The mortgage calculator estimates the ongoing repayments separate from upfront duty, so you can see what the property costs across the deposit, duty, and the loan together. The loan calculator shows how the same amortisation maths runs over shorter terms for personal and car loans. For the bigger picture of what a property purchase looks like over time alongside super and retirement, see when can I retire in Australia.