Stamp Duty Calculator

A general estimate of transfer duty on a property purchase, before any concession your state may or may not apply to you.

Indicative only · not an offer of credit

Estimated duty · Victoria$49,070Estimate only. Confirm before you rely on it.

The purchase

Property price

Duty is generally assessed on the purchase price or the market value, whichever is higher. The slider covers the common range — type a larger figure straight into the box.

State or territory

Duty is legislated separately in each jurisdiction. The state the property sits in is the one that matters, not where you live.

Who is buying, and what

Buyer type

This flags which concessions may be worth chasing. It does not change the estimate, because concessions are not modelled here.

Property status

Also used to flag concessions rather than to change the number. New builds and land are often assessed on a different base.

Other debts to settle alongside

If the purchase is also the moment you clear other balances, add them and see the full amount you need to fund.

Add a debt

Pick the closest type. It only sets the name — you fill in the numbers.

Estimate only. Confirm before you rely on it.

Stamp duty rates, thresholds and concessions are set by each state and territory, and they change regularly. The figure below is a bracketed estimate of base transfer duty on the price you entered. It applies no concessions, no rebates and no surcharges. First home buyer outcomes vary the most of all and can move the number to nil. Confirm the actual figure with the State Revenue Office Victoria before you rely on it.

Estimated duty in Victoria

$49,070

Base transfer duty on $900,000, before any concession. That is 5.45% of the price.

Duty is cash, not borrowings

Duty is generally payable at settlement and most lenders will not lend against it. It sits on top of your deposit, alongside legal costs, transfer and registration fees, building and pest inspections and, above 80% loan-to-value ratio, lenders’ mortgage insurance. The duty figure is one line in the real number.

Work out the full cost to settle

Tell us the price, the state and how you are funding it. We will build the whole number with you, deposit, duty, fees and lender costs together, so nothing lands late.

Talk to a broker

The detail behind that number

Price used: $900,000
Estimated base duty: $49,070
Duty as a share of the price: 5.45%
Price plus estimated duty: $949,070

What applies in Victoria

Modelled on the general transfer duty scale. Victoria also runs a separate, lower scale for a principal place of residence, and off-the-plan purchases can be assessed on a reduced dutiable value.
The State Revenue Office Victoria publishes the current rates, thresholds and concession tests, and runs its own calculator. That is the figure to budget on.

The same price, every jurisdiction

Base duty on $900,000 across the scales modelled here. Read it as a rough ordering, not as a quote.

Victoria (your selection)$49,070

Northern Territory$44,550

South Australia$43,330

Western Australia$37,466

Tasmania$35,685

New South Wales$35,029

Queensland$33,525

Australian Capital Territory$29,630

What this calculator assumes

Duty is assessed on the dutiable value, which is generally the purchase price or the market value, whichever is higher. This estimate uses the price you entered.
The scales used are the general or standard residential transfer duty scales for each jurisdiction. They are written out in full in the source of this page so the arithmetic can be checked against the revenue office.
No concession, exemption, rebate or grant is applied. First home buyer relief, owner-occupier and principal place of residence scales, pensioner concessions and off-the-plan reductions can all change the number substantially, and some reduce it to nil.
No surcharge is applied. Foreign purchaser duty, absentee owner surcharges and surcharges on some trust and company buyers are not included.
Buyer type and property status change the notes on screen, not the number. Modelling a concession from a price alone would produce a figure that looks precise and is not.
Transfer and registration fees, mortgage registration fees, legal costs and inspections are separate from duty and are not included.
Any debts added under “Other debts to settle alongside” are simply added to the price-plus-duty figure at the balance you typed. That is arithmetic, not advice: nothing here says whether a lender would fund them, and the payout figure from each lender is the one to settle on.
Rates and thresholds change regularly, and several jurisdictions index theirs each year. Treat anything here as a starting point and confirm the current figure with the relevant state or territory revenue office.

Other calculators

How to read the result

Stamp duty, more properly transfer duty, is a state and territory tax on the transfer of property. It is usually the largest single upfront cost in a purchase after the deposit, and it is generally payable at or shortly after settlement.

The figure moves with more than the price

Duty depends on where the property is, what it is, who is buying it and what they intend to do with it. Two buyers paying the same price for the same house can owe materially different amounts. First home buyer concessions, principal place of residence rates, off-the-plan arrangements, pensioner concessions, and surcharges for foreign purchasers all change the answer, and each state sets its own rules for every one of them.

Duty is a state tax, and it changes

There is no national stamp duty. Each state and territory legislates its own scale, its own thresholds and its own concessions, and they are revisited at budget time. A figure that was right last year may not be right now, and a rule that applies in Victoria may have no equivalent in Queensland.

Use this tool for a rough sense of scale. Use the revenue office for the number you actually plan around. Most of them publish their own calculator, and that one is authoritative in a way ours is not.

Where the authoritative figure comes from
State or territory	Revenue authority
Victoria	State Revenue Office Victoria
New South Wales	Revenue NSW
Queensland	Queensland Revenue Office
South Australia	RevenueSA
Western Australia	Revenue WA
Tasmania	State Revenue Office Tasmania
Australian Capital Territory	ACT Revenue Office
Northern Territory	Territory Revenue Office

Your conveyancer or solicitor will confirm the assessed amount before settlement. If a concession is in play, they are the right person to confirm you qualify, because eligibility usually turns on details a calculator never sees.

The assumptions behind the estimate

The purchase price you entered is the dutiable value. Where the market value is higher, duty is generally assessed on the higher figure.
A standard transfer of an established residential property, rather than a vacant land and building contract arrangement.
No concession or exemption is applied unless you have selected one.
No foreign purchaser or absentee owner surcharge applies.
The current published scale for the state you selected, which may have changed since.
One buyer type and one intended use, applied to the whole property.

If you are buying with someone whose circumstances differ from yours, or buying through a company or trust, the treatment can change. That is a conveyancing question and, where structure is involved, an accounting one.

What it does not account for

Duty is one line on the settlement statement. These are the others that catch first-time buyers out.

Land transfer and mortgage registration fees.
Conveyancing or legal fees.
Building, pest and strata report costs.
Loan application, valuation and settlement fees.
Lenders mortgage insurance where the deposit is below the lender's threshold.
Council and water rate adjustments at settlement.
Insurance, which most lenders require from the date of exchange or settlement.
Land tax, which is a separate annual state tax and not part of duty.

Add these up before you set your deposit. Money spent on duty and costs is money that is no longer available as a deposit, which lowers the price you can reach and can change the loan-to-value ratio.

What to do next

01Check the current figure on your state or territory revenue office calculator.
02Ask your conveyancer whether any concession applies to your circumstances.
03Add the other upfront costs to the duty figure and treat the total as the real cash requirement.
04Rerun your borrowing power once you know how much deposit is left after costs.
05Talk to a broker before you bid or sign, so the finance and the settlement date line up.

WeL’nd arranges the finance. Duty, eligibility and the settlement mechanics belong with your conveyancer or solicitor, and we will work alongside them.

FAQ

Questions people actually ask

If yours is not here, ask it. We would rather answer the awkward one early than have you find out later.

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Is this figure the duty I will actually pay?

No. It is a general estimate only, not an assessment. Rates, thresholds and concessions vary by state and territory and change over time. Your state revenue office and your conveyancer provide the figure you should plan on.

Why does stamp duty differ so much between states?

Because each state and territory sets its own duty legislation, its own scale and its own concessions. There is no national rate, and reform in one state has no effect on another.

Do first home buyers pay stamp duty?

It depends on the state, the price and whether the buyer meets that state's eligibility rules. Some purchases are exempt, some are partly concessional, and some receive nothing. Confirm eligibility with your state revenue office or your conveyancer.

Can stamp duty be added to my loan?

Not usually as an extra advance on top of the purchase. Lenders generally expect duty and costs to be paid from your own funds, so they need to be part of the deposit you have saved rather than something the loan covers.

When is stamp duty payable?

Typically at or shortly after settlement, within a period set by each state. Your conveyancer or solicitor manages the payment and will tell you the exact date and amount.

Is stamp duty different for an investment property?

In several states the rate or the available concessions differ depending on whether the property will be your principal place of residence. Check the rules for the state you are buying in.

Is there a surcharge for foreign buyers?

Most states apply an additional duty surcharge to foreign purchasers, and the definitions and rates differ between them. If residency or citizenship is a question in your purchase, get it confirmed in writing before you sign.

Is stamp duty the same as land tax?

No. Duty is a one-off tax on the transfer. Land tax is an annual state tax based on landholdings, with its own thresholds and exemptions. They are separate obligations and a purchase can trigger both.

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Where this applies

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Understand the mechanism

A calculator cannot see your whole file.

It works from what you typed. We work from what a lender will actually assess — and we would rather tell you the real answer early.

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