Stamp Duty, Calculators
Stamp Duty for Australian property investors. Part of the Calculators hub on Shelby Limited, AI strategy, calculators and expert matching.
Stamp duty in Australia, how each state calculates it, and how the calculator works
Stamp duty (technically 'transfer duty' in most states) is a state tax on the purchase of dutiable property. Every Australian state and territory has its own rate scale, its own concessions, and its own surcharges, there is no national rate. Getting the number right matters because stamp duty typically sits between 3% and 5.5% of purchase price, and it is payable at settlement in cash, not financeable through a standard mortgage.
The calculator above uses the current published duty scales from each state revenue office as of the 2025–26 financial year. It applies first-home-buyer concessions, off-the-plan concessions, foreign-buyer surcharges (8% NSW, 8% VIC, 7% QLD, 7% WA, 7% SA, 8% ACT, 8% TAS) and vacant-land treatment where relevant. For SMSF and trust purchases the standard duty scale applies, no discount, no surcharge in most jurisdictions.
Common misconceptions worth clearing up: (a) stamp duty is not tax-deductible for owner-occupied purchases (it forms part of the cost base for CGT); (b) it is deductible for investors only insofar as it forms part of the cost base at sale, not against rental income; (c) concessions almost always apply to the property value not the loan amount; (d) the ACT is the outlier, it has a legislated 20-year transition from stamp duty to a broader land-tax base and the rates are declining year-on-year.
Frequently asked questions
How is stamp duty calculated in NSW in 2026?
Standard duty scales from Revenue NSW apply. First home buyers pay no duty on new or existing homes up to $800,000, with concessional duty up to $1,000,000. Foreign buyers pay an additional 8% surcharge duty regardless of first-home status.
Is stamp duty tax-deductible?
Not against rental income. For investment property, stamp duty forms part of the cost base for capital-gains-tax purposes at sale. For owner-occupied property, it forms part of the cost base for CGT only if the home is later converted to an investment.
Do I pay stamp duty on off-the-plan purchases?
In most states yes, but concessional. NSW and VIC offer off-the-plan duty concessions calculated on the dutiable value at contract date (essentially the land plus construction-to-date), which typically produces a lower assessment than settlement-date value. Rules and thresholds change frequently.
How does foreign-buyer surcharge duty work?
Non-resident foreign buyers pay an additional surcharge duty on top of standard duty, 8% in NSW, 8% VIC, 7% QLD, 7% WA, 7% SA, 8% ACT, 8% TAS. FIRB approval is a separate process and does not reduce the duty payable.
When is stamp duty payable?
In most states, within 3 months of contract signing, or at settlement (whichever is earlier). Late payment attracts interest. Your conveyancer or solicitor calculates and remits the payment; the calculator above gives you an accurate estimate for budgeting and finance-application purposes.