Stamp duty calculator
Estimate stamp duty in every state and territory for a home, an investment property or commercial premises, using current revenue office rates.
Estimated stamp duty
$27,937
3.72% of the property value
- Other buying costs
- $0
- Total upfront costs
- $27,937
- Price plus upfront costs
- $777,937
An estimate using 2026-27 rates. Confirm the final amount with your conveyancer or the Revenue NSW calculator.
Check your finance optionsHow is stamp duty calculated?
Stamp duty, called transfer duty or land transfer duty in most states, is a state tax on buying property. It's charged on the dutiable value, which is the higher of the price you pay and the property's market value. Each state uses a sliding scale: a fixed amount for the first part of the value, plus a percentage of the amount above each threshold. Some states charge a single rate on the whole value once it passes a threshold, as Victoria does between $960,000 and $2 million and the Northern Territory does above $525,000.
The calculator above uses each state's current schedule and applies the main concessions for owner-occupiers and first home buyers where the rules can be calculated reliably. Where a concession depends on income or a formula only the revenue office publishes, it tells you so instead of guessing.
Is stamp duty charged on commercial property?
| State | Commercial and industrial property |
|---|---|
| NSW | General transfer duty rates. Premium duty applies only to residential property. |
| VIC | General rates on the first sale after 1 July 2024, which starts a 10-year move to annual property tax. Later sales of a full interest are generally exempt. |
| QLD | General transfer duty rates. |
| WA | General transfer duty rates, with GST included in the dutiable value. |
| SA | No duty on commercial and industrial land under contracts from 1 July 2018. |
| TAS | General rates, the same as residential. |
| ACT | No duty up to $2.1 million from 1 July 2026, then 5% of the whole value. |
| NT | The same formula and rates as residential property. |
Does GST affect stamp duty?
It can. Revenue WA and RevenueSA both state that the dutiable value includes any GST in the price, and duty is generally worked out on the GST-inclusive amount elsewhere too. Many commercial purchases are sold as a going concern, which is GST-free when the conditions are met, and that lowers the dutiable value. Ask your conveyancer and accountant how GST applies before you sign.
What other buying costs should you budget for?
- Registration fees for the transfer and any mortgage, charged by the state land registry.
- Legal or conveyancing fees, plus searches and certificates.
- Due diligence: building and pest reports for homes, and building, environmental and lease reviews for commercial property.
- Lender costs: valuation, establishment and legal fees on the loan.
- Adjustments for council rates, water rates and, for tenanted commercial property, rent and outgoings at settlement.
Add them in the "other buying costs" box to see the full amount you need on top of the price.
Can stamp duty be financed?
Lenders generally expect stamp duty to come from your own funds or from equity in other property, not from the loan on the property you're buying. Business owners buying premises often use equity in a home or investment property to cover the deposit and duty, through a second mortgage or a larger facility. In Victoria, eligible buyers of commercial and industrial property can apply for a transition loan through the Treasury Corporation of Victoria to help cover duty on an entry transaction. Our equity calculator shows how much your existing property could support.
Stamp duty calculator: common questions
How accurate is this stamp duty calculator?
It uses the current published rates for each state and territory, tested against the revenue offices' own worked examples and calculators. It's still an estimate. Concessions with income tests or special conditions, foreign purchaser surcharges and unusual transactions aren't fully covered, so confirm the final amount with your conveyancer or the revenue office.
Do first home buyers pay stamp duty?
Often not, or less. Every state has its own first home buyer rules, such as no duty on homes up to $800,000 in NSW and up to $600,000 in Victoria, and no duty on new homes for eligible first home buyers in Queensland and South Australia. Tick the first home buyer box to apply the rules for your state.
Is stamp duty payable on commercial property?
In most states, yes, at the general rates. South Australia charges no duty on commercial and industrial land, the ACT charges none up to $2.1 million, and in Victoria later sales of a property that has entered the commercial and industrial property tax reform are generally exempt. Choose commercial in the calculator to see the result.
When is stamp duty paid?
Usually at or before settlement, and your conveyancer normally arranges the payment through the electronic settlement. Some states allow a period after the contract date, and Queensland and the NT set deadlines from the date of the contract. Check your state's rules, because penalties and interest apply to late payment.
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