Stamp duty is a state or territory government tax you pay when property changes ownership. Some states officially call it land transfer duty or transfer duty, but most people still say stamp duty. It’s charged by the state where the property is located, and it’s usually one of the largest upfront costs of buying — paid on top of your deposit.

It’s worked out on the property’s dutiable value — generally the purchase price or market value, whichever is higher — using a sliding scale, so the rate rises as the value goes up. Each state and territory sets its own rates and brackets, which is why the same priced home can attract very different duty depending on where you buy. On a typical capital-city home, duty can run into the tens of thousands, so it’s worth estimating early.

Because stamp duty is set independently by each state and territory. The rate scales, the value brackets, the available concessions, and even what the tax is called all differ. This calculator applies the rules for the state you select, so make sure you’ve chosen the right one — picking the wrong state can change the figure significantly.

Most states and territories offer first home buyer concessions or exemptions, but the value thresholds and eligibility rules vary widely from one to the next. In some places eligible first home buyers pay nothing up to a certain price, with a reduced rate on a sliding scale above that. Because the thresholds differ and change over time, check the rules for your specific state — the calculator will reflect them, but it’s worth confirming you qualify.

Eligibility rules differ by state but commonly require that you (and usually your spouse or partner) have never owned property in Australia before, that you meet residency or citizenship requirements, and that you move into the home within a set period and live there for a minimum continuous time. A partner’s previous ownership can disqualify both of you in many states, including for de facto couples.

On a variable rate loan, repayments move with the rate — a rise increases them, a cut reduces them (though some lenders keep your repayment the same and let you pay the loan off faster). On a fixed rate loan, repayments stay the same for the fixed period, then revert to a variable rate afterward. It’s worth running the calculator at a rate a percentage point or two higher than today’s to see how comfortable you’d be if rates moved.

In some states, yes — there are concessions for buying a home you’ll live in as your principal place of residence, separate from first home buyer benefits. These are generally smaller than the first home buyer concession but can still be worth claiming. Availability and rules depend on the state.

Several states offer off-the-plan or new-build concessions that can reduce duty for eligible apartment and townhouse buyers, because duty may be assessed on a lower value during construction. These concessions are often temporary, come with eligibility conditions, and change with government announcements, so confirm the current rules in your state before relying on them.

The base duty rates are usually the same regardless of whether you’re buying to live in or to invest — but concessions like first home buyer and owner-occupier benefits don’t apply to investment properties. As a result, the final amount payable on an investment purchase is often higher than for an equivalent owner-occupied home.

Yes. Most states and territories charge a foreign purchaser surcharge on top of standard duty for certain non-resident or foreign buyers. The surcharge rate varies by state and changes over time, so foreign or temporary-visa buyers should confirm the current rate and rules with the relevant state revenue office or a professional before committing.

No. There are usually also mortgage registration and title transfer registration fees, which are separate from duty. First home buyers of newly built homes may also be eligible for grants such as a First Home Owner Grant, which varies by state and is assessed separately from any duty concession.

In most states duty is payable around settlement, and your conveyancer or solicitor typically arranges it as part of the settlement process. Some states require payment within a set number of days. Either way it’s an upfront cost — you generally need the funds available at settlement, so it should be part of your savings target from the start.

Not directly — it’s an upfront cost you usually need to pay at settlement rather than borrow as part of the purchase price. Depending on your deposit and lender, some buyers structure their finances to make sure they have enough cash to cover it. Underestimating duty is a common reason buyers come up short at settlement, so plan for it early.

The calculator gives an estimate based on the value, state, and details you enter, and the rates current at the time. Your actual duty depends on your eligibility for concessions, the property type, your residency status, the state, and the rates in force at settlement. Rates and thresholds are set by each state’s revenue office and are subject to change, so always confirm the current figures before relying on them.

Select the state or territory where the property is located, enter the price and the relevant details (such as whether you’re a first home buyer or an investor), and the calculator will estimate the duty under that state’s rules. For your exact amount, confirm with that state’s revenue office or speak to a broker who can run the numbers for your situation.