Stamp duty is a government tax charged when you have to process certain purchase transactions such as buying real estate, and is also known as transfer duty. Stamp duty is imposed by State and Territory governments and therefore varies from state to state. It can be charged at a flat rate or it can be based on the value of the property.
The Canstar Stamp Duty Calculator makes it easy to work out what stamp duty you would pay on an existing dwelling.
How we made our calculations
The calculations we’ve made are based on inputting the following data into our calculator, except where we have specified otherwise.
- Property Value: $400,000
- Property Type: Primary Residence
- State/Territory: We have compared the results for different states and territories (see below).
- First Home Buyer: We have compared the results for first home buyers vs. other buyers (see below).
According to Canstar’s comprehensive research database, the majority of Australians (60%) are looking for a loan amount of between $350,000 and $749,000 – so we’ve based our home loan calculations for this article on a loan of $400,000. You can enter the specific loan amount you are looking for in our home loan calculators or when using our comparison tables to compare home loans.
Disclaimer
All data is up-to-date at the time of writing, to the best of our knowledge, but you should not rely on this information alone when deciding whether or not you can afford to purchase a property in a certain state or territory. You should consult your local Revenue Office for details and seek professional financial advice before making any major financial decisions.
State vs. State
You can calculate what the stamp duty would be on a property in different states using our Stamp Duty Calculator.
We have calculated the stamp duty that would apply in different states or territories for a primary residence costing $400,000 for a next home buyer. The calculator also compares the mortgage registration fee and transfer fee included within that stamp duty charge.
| State | Stamp Duty | Mortgage Registration Fee | Transfer Fee |
|---|---|---|---|
| Queensland | $6,292 | $169 | $873 |
| New South Wales | $13,819 | $110 | $219 |
| Victoria | $17,607 | $114 | $1,123 |
| Australian Capital Territory | $10,982 | $130 | $252 |
| South Australia | $19,462 | $155 | $2,977 |
| Western Australia | $13,413 | $164 | $234 |
| Northern Territory | $16,798 | $142 | $142 |
| Tasmania | $14,324 | $129 | $198 |
Source: Canstar Stamp Duty Calculator |
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As you can see, the most affordable places to pay stamp duty on your next home or investment property – at the time of writing – are Queensland and the ACT.
Of course, there’s much more to buying a new house than just picking the state with the cheapest stamp duty. That’s why here at Canstar, we compare home loans, compare home and contents insurance, and provide research and market insights for the property industry.
First Home Buyers
You can calculate what the stamp duty would be on your first home, compared to how much you would pay later for your next home or investment property.
In our calculator, the transfer duty concession for first home owners is available for the purchase of vacant land, provided a place of residence is constructed. The stamp duty will be determined by the value of the land.
We have calculated the stamp duty that would apply for a first home buyer in different states or territories for a primary residence costing $400,000.
| State | First Home Buyer | Next Home Buyer | Investment Property
Buyer |
|---|---|---|---|
| Queensland | $1,042 | $6,292 | $6,292 |
| New South Wales | $13,819 | $13,819 | $13,819 |
| Victoria | $9,422 | $17,607 | $17,607 |
| Australian Capital Territory | $10,982 | $10,982 | $10,982 |
| South Australia | $19,462 | $19,462 | $19,462 |
| Western Australia | $13,413 | $13,413 | $13,413 |
| Northern Territory | $16,798 | $16,798 | $16,798 |
| Tasmania | $14,324 | $14,324 | $14,324 |
Source: https://www.canstar.com.au/calculators/stamp-duty-calculator/ |
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If you are a first home buyer, you may be eligible for the Federal Government First Home Owner Scheme (FHOS) or stamp duty concessions. Read more about first home buyer grants available in Australia on our website, or contact your State or Territorial Revenue Office to find out if you qualify:
- NSW: Office of State Revenue Grants
- Queensland: Great Start Grant or Duty Grant Calculator
- Victoria: First Home Owner Grant, State Revenue Office
- ACT: First Home Owner Grant, ACT Revenue Office
- South Australia: Revenue SA
- Western Australia: First Home Owner Grant, Department of Finance
- Northern Territory: Home Owner Incentives, Department of Treasury and Finance
- Tasmania: First Home Owner Grants, State Revenue Office
Different rates of duties and fees may apply for purchasing vacant land on which to build your first home or next home; contact the Office of State Revenue in your state or territory for the most up-to-date rates.
Primary Residence vs. Investment Property
How is stamp duty different when you’re buying your next home versus buying an investment property? We used the calculator to take a look at the result for a $400,000 property in different states.
| State | Primary Residence | Investment Property |
|---|---|---|
| Queensland | $6,292 | $13,467 |
| New South Wales | $13,819 | $13,819 |
| Victoria | $17,607 | $20,307 |
| Australian Capital Territory | $10,982 | $10,982 |
| South Australia | $19,462 | $19,462 |
| Western Australia | $13,413 | $13,413 |
| Northern Territory | $16,798 | $16,798 |
| Tasmania | $14,324 | $14,324 |
From the table, you might wonder whether NSW’s 2015 property boom was caused by having stamp duty the same price for investors as for home owners. But since the stamp duty is also the same for investors and home owners in the ACT, SA, WA, NT, and Tasmania, it’s clearly not the main factor at play.
Home loan calculators to help you work out your financial position
Use Canstar’s home loan calculators when you’re doing your sums about how much you can afford to borrow in a home loan:
- Home Loan Borrowing Power Calculator
- Home Loan Repayments Calculator
- Home Loan Extra Repayments Calculator
- Home Loan Lump Sum Repayment Calculator
- Home Loan Honeymoon Rate Repayment Calculator
- Home Loan Stamp Duty Calculator
- Home Loan Split Calculator (variable/fixed interest split loan interest rate)
- Home Loan Comparison Calculator
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