Stamp Duty Calculator
Calculate transfer duty for any Australian state. Includes off-the-plan concessions and first home buyer exemptions.
Property details
Stamp duty payable
$31,075
Breakdown
Estimates only. Rates current as of 2024–25. Consult a licensed conveyancer for your exact liability. OTP concession for VIC calculated on estimated land value (25% of purchase price).
How this calculator works
This calculator applies each state's current transfer duty (stamp duty) rate schedule to your purchase price. For off-the-plan (OTP) purchases, the dutiable value is reduced to reflect that the property is not yet built — in Victoria this is calculated on the estimated land value only (approximately 25% of the contract price for apartments), which can produce the largest savings in Australia.
First home buyer (FHB) concessions are layered on top. In NSW, a first home buyer purchasing a new or off-the-plan property for $800,000 or less pays zero stamp duty; between $800,000 and $1,000,000 a tapered concession applies.
Worked example
Scenario: NSW off-the-plan apartment, first home buyer, purchase price $750,000
Compare with an established home at the same price: $27,775 due. The OTP + FHB combination saves the full amount.
State-by-state caveats
- NSW: First home buyers can also opt into an annual property tax instead of paying stamp duty upfront — a separate assessment is required.
- VIC: OTP duty is calculated on the estimated land value (typically 25% of purchase price). This is the most generous OTP concession in Australia.
- QLD: First home buyers purchasing a new home or land under $750,000 pay no transfer duty. A $30,000 FHOG (boosted until 2026) may also apply.
- SA: No stamp duty exemption for first home buyers; only the $15,000 First Home Owner Grant applies.
- WA: Full transfer duty exemption for homes under $430,000; partial concession up to $530,000.
- ACT: A Home Buyer Concession Scheme provides full duty exemption for eligible buyers purchasing under $1,000,000 — income-tested.
Frequently asked questions
When is stamp duty paid?
For established homes, stamp duty is typically due within 3 months of the contract date. For off-the-plan purchases, it is usually due within 3 months of settlement (when the title is transferred), giving buyers months or years to prepare.
Does stamp duty apply to off-the-plan contracts?
Yes, but in most states the dutiable value is reduced because construction is not yet complete. Victoria offers the biggest concession, calculating duty only on the estimated land value component — typically around 25% of the purchase price for apartments.
Can I use the First Home Buyer grant with an off-the-plan purchase?
In most states, yes — off-the-plan purchases are classified as new homes and are eligible for the First Home Owner Grant (FHOG) and any associated stamp duty concessions, subject to price thresholds.
Are these figures exact?
This calculator uses the 2024–25 rate schedules for each state. Minor rounding differences may exist. Always confirm your exact liability with a licensed conveyancer before exchanging contracts.
Related calculators
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