Stamp duty, also called transfer duty or conveyance duty, is a state government tax charged when you buy property. You usually pay it at or around settlement, though the exact timing depends on your state, so check the official source below before you budget for it.
How stamp duty is calculated
Most states work stamp duty out from a scale of brackets applied to the dutiable value of the property. Dutiable value is usually the price you agree to pay, but if the property's market value turns out to be higher than the price, the higher figure is used instead. Usually each bracket of the dutiable value is taxed at its own rate and the amounts are added together, though some states publish part of their scale as one rate on the whole value, and the Northern Territory uses a formula for lower values. Check how your state's scale works on its official source.
The brackets and rates themselves are set separately by each state and change from time to time, which is why this guide explains the mechanism rather than quoting a figure that could be out of date by the time you read it.
What changes the amount you pay
A number of things move the figure, and every one of them varies by state:
- the state or territory the property is in
- the price, or the market value if that is higher
- whether you will live in the property or hold it as an investment
- whether you qualify for a first home buyer concession, which exists in most states for buyers who meet that state's conditions
- whether a foreign purchaser surcharge applies, which most states charge on top of standard duty for buyers who meet that state's definition of a foreign purchaser
- the type of property, since a house, a unit, vacant land and commercial property can sit on different schedules
- whether you are buying off the plan, which carries its own rules in some states
None of these is a fixed percentage that applies the same way everywhere. Two buyers paying the same price in two different states can end up with two different duty bills. Check the official source for your state and situation before you rely on a figure.
A worked example of a bracketed scale
Example: this uses made-up, round numbers to show how a bracketed scale works. It is not any state's real rates or brackets, and it is not a basis for estimating your own duty.
Imagine a fictional scale where the dutiable value up to $200,000 is taxed at 1%, the next portion from $200,000 to $500,000 is taxed at 2%, and anything above $500,000 is taxed at 3%. For a property with a dutiable value of $600,000:
- the first $200,000 at 1% = $2,000
- the next $300,000, from $200,000 to $500,000, at 2% = $6,000
- the remaining $100,000, from $500,000 to $600,000, at 3% = $3,000
- total duty: $2,000 + $6,000 + $3,000 = $11,000
That is how a bracketed scale works: only the portion of the dutiable value that falls inside a bracket is taxed at that bracket's rate. With your state's real scale from the official source, the same approach gives you an estimate to check against that state's own calculator.
Other charges at settlement
Stamp duty is usually the largest government charge at purchase, but it is not the only one. Most states also charge a fee to register the transfer of title in your name, and if you are taking out a mortgage, a separate fee to register the mortgage against the title. These registration fees are generally set by the state's land titles or land registry office, are separate from stamp duty, and are separate again from your lender's own costs. Your conveyancer or the land titles office can confirm the current fees for your state.
Why a calculator gives an estimate, not an assessment
An online calculator, including the official ones below, gives you an estimate based on the information you enter. The duty you actually pay is settled when the transfer is lodged with your state's revenue office, which can check and reassess it. If your situation is unusual, for example a mixed-use property or a purchase involving a trust, the assessment can differ from an estimate. Confirm the figure with your conveyancer, solicitor or the revenue office itself before you rely on it for settlement.
Official sources
- New South Wales
- Victoria
- Queensland
- South Australia
- Western Australia
- Tasmania
- Australian Capital Territory
- Northern Territory
Checking this for your own property
The Virtual Buyers Agent stamp duty calculator asks whether the purchase is your first home and whether you will live in it, then shows its working: the bracket your price falls in and how the duty was worked out from it. It is free and does not need a sign-in. Check the result against your state's official source before you rely on it.
Reviewed 28 September 2026.