Can I add stamp duty to the loan?

Generally no — lenders expect duty paid from your own funds at settlement. It reduces the deposit you can put down, which can push you over an LVR threshold and trigger LMI.

Which state has the lowest stamp duty?

It depends on price and buyer status. At $650k, ACT and QLD are typically cheapest for standard buyers, while first-home exemptions make several states free under their caps.

When is duty actually paid?

At or shortly after settlement — typically within 30 days to 3 months depending on the state. Your conveyancer handles the lodgement.

Stamp duty calculator

What will duty add to the purchase?

Pick a state, enter the price, and flag first-home or foreign-purchaser status. The estimator applies the published transfer-duty scale for that state plus the simple price-threshold concessions.

Interactive stamp duty estimator — no sign-up.

The purchase

Purchase price (AUD)

Duty is charged on the dutiable value — usually the price paid.

State or territory

First home buyerForeign purchaser surcharge applies

Estimated duty — NSW

$27,937

3.72% of the purchase price

Standard rate duty

$27,937

Your estimated duty

$27,937

Standard (non-concessional) rate.

Foreign surcharge

Toggle on if it applies.

Estimates use published standard transfer-duty scales plus simple price-threshold first-home concessions. Income-tested schemes, off-the-plan concessions, PPR/home concession rates and premiums above the top tier are not modelled — your conveyancer and the state revenue office calculator give the exact figure. Rates current 2025–26/2026–27.

All 8 states and territories, standard scales

First-home exemptions and concessions where price-based

Foreign purchaser surcharge toggle

Duty is usually the biggest upfront cost after the deposit

On a $750k purchase, transfer duty runs from roughly $20k to $40k depending on the state — before conveyancing, inspections, and LMI. It is cash you cannot borrow, so it directly lowers the deposit available to the lender.

First-home concessions are worth tens of thousands

Every state offers something: full exemptions in NSW (to $800k), VIC ($600k), QLD ($700k), WA ($500k metro), TAS ($750k, temporary), and the ACT's income-tested scheme; SA exempts new homes outright. The difference between buying at $799k and $801k in NSW is a full stamp duty bill.

What this estimate leaves out

Income-tested concessions (ACT), PPR/home concession rates (VIC, QLD), off-the-plan concessions, premium tiers above ~$3.5m, and registration fees all move the real figure. Treat this as a planning number — your conveyancer confirms the exact duty.

Frequently asked questions

Can I add stamp duty to the loan?: Generally no — lenders expect duty paid from your own funds at settlement. It reduces the deposit you can put down, which can push you over an LVR threshold and trigger LMI.
Which state has the lowest stamp duty?: It depends on price and buyer status. At $650k, ACT and QLD are typically cheapest for standard buyers, while first-home exemptions make several states free under their caps.
When is duty actually paid?: At or shortly after settlement — typically within 30 days to 3 months depending on the state. Your conveyancer handles the lodgement.

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