How to Use Our Stamp Duty Calculator

Our Australian Stamp Duty Calculator is a free tool that helps you estimate the total upfront and ongoing costs of buying property in any Australian state or territory. In just a few clicks, you can calculate stamp duty, first home buyer savings, foreign buyer surcharges, Lenders Mortgage Insurance (LMI), and estimated mortgage repayments.

Here's a step-by-step guide to getting the most out of the calculator.

Step 1: Select Your State or Territory

Start by selecting the state or territory where you're buying property. Each state has different stamp duty rates, thresholds, and concessions, so it's important to choose the right one. You can select your state from the navigation bar at the top of the page, or use these direct links:

• New South Wales (NSW)
• Victoria (VIC)
• Queensland (QLD)
• South Australia (SA)
• Western Australia (WA)
• Tasmania (TAS)
• Australian Capital Territory (ACT)
• Northern Territory (NT)

Step 2: Enter the Property Price

Enter the purchase price of the property you're considering. If you're still looking, you can enter an estimated price to understand your potential costs. The calculator uses this value to determine which stamp duty bracket applies.

Tip: Stamp duty is calculated on the higher of the purchase price or the property's market value. If you're buying below market value (e.g., from a family member), the market value will be used instead.

Step 3: Set Your Buyer Type

The calculator allows you to indicate special buyer categories that affect your stamp duty:

• First Home Buyer: Tick this if you (and your spouse/partner) have never owned residential property in Australia. This unlocks stamp duty exemptions and concessions that can save you tens of thousands of dollars. See our first home buyer guide for eligibility details.
• Foreign Buyer: Select this if you are not an Australian citizen or permanent resident. Foreign buyers pay a surcharge of 7–8% in most states. See our foreign buyer surcharge guide for details.

Step 4: Review Your Results

The calculator instantly displays a comprehensive breakdown of your costs:

• Stamp Duty: The total transfer duty payable, including any concessions or surcharges
• First Home Buyer Savings: How much you save compared to a standard buyer (if applicable)
• Foreign Buyer Surcharge: The additional surcharge amount (if applicable)
• LMI Estimate: An estimate of Lenders Mortgage Insurance if your deposit is less than 20%
• Mortgage Repayments: Estimated monthly and fortnightly repayment amounts

Understanding the Results

Stamp Duty Breakdown

The stamp duty figure shown is calculated using the current rates for your selected state. If you've selected "First Home Buyer," the calculator automatically applies the relevant exemption or concession for your state. The savings are shown as a separate line item so you can see exactly how much the concession is worth.

LMI (Lenders Mortgage Insurance)

If you're borrowing more than 80% of the property value (i.e., your deposit is less than 20%), most lenders require you to pay LMI. Our calculator provides an estimate based on typical LMI premium tables. Actual LMI costs vary by lender, loan amount, and loan-to-value ratio (LVR).

Mortgage Repayments

The calculator estimates your monthly and fortnightly mortgage repayments based on current average interest rates. You can adjust the loan term and interest rate assumptions to see how they affect your repayments. This helps you understand the full picture of property ownership costs — not just the upfront stamp duty.

Tips for Getting Accurate Estimates

• Use realistic prices: Enter the actual price you expect to pay, not an aspirational figure.
• Check eligibility carefully: First home buyer concessions have strict eligibility rules — read the eligibility guide before assuming you qualify.
• Compare states: If you're flexible on location, compare stamp duty across states to find the best value.
• Factor in all costs: Stamp duty is just one cost — also consider legal fees, building inspections, moving costs, and council rates.
• Save your calculations: Use the save feature to compare different properties side by side.

Frequently Asked Questions

Is the calculator accurate?

Our calculator uses the current published rates for each state and territory. However, the figures are estimates only — your actual stamp duty may differ based on factors like property type, contract conditions, and individual circumstances. For an official assessment, contact your state revenue office.

Does the calculator include off-the-plan concessions?

Off-the-plan concessions depend on the specific construction stage and contract details, which vary for every property. Our calculator provides the standard duty amount — if you're buying off the plan, your actual duty may be lower.

Can I use the calculator for commercial property?

The calculator is designed for residential property purchases. Commercial and industrial properties may have different rates and concessions. Contact your state revenue office for commercial property duty calculations.

Is the calculator available in Chinese?

Yes! Our calculator supports both English and Chinese (中文). Click the language toggle button in the top navigation bar to switch between languages.