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Stamp Duty Calculator

Australian Property Stamp Duty & First Home Grant Calculator 2011 - 2012
This calculator calculates property transfer stamp duty, mortgage registration and transfer fees when you purchase a property in Australia. It also calculates the government's First Home Grant when you purchase your first home and if you are eligible for this grant.

Australian Capital Territory

Stamp Duty - General Rate

Dutiable Value Duty Threshold
up to $100,000 $20 or $2.00 per $100 or part thereof, whichever is greater.
$100,001 to $200,000 $2,000 plus $3.50 per $100 or part thereof by which the value exceeds $100,000.
$200,001 to $300,000 $5,500 plus $4.00 per $100 or part thereof by which the value exceeds $200,000.
$300,001 to $500,000 $9,500 plus $5.50 per $100 or part thereof by which the value exceeds $300,000.
$500,001 to $1,000,000 $20,500 plus $5.75 per $100 or part thereof by which the value exceeds $500,000.
$1,000,001 and over $49,250 plus $6.75 per $100 or part thereof by which the value exceeds $1,000,000.

Stamp Duty - Home buyer concession

Property value threshold amount 1 January 2012 - 31 June 2012
The upper and lower value thresholds (from which the concessional rate of duty is calculated) for a residential home (eligible property) and residential land (eligible vacant block) are updated every six months (usually 1 January and 1 July) to ensure that they remain current.

Eligible Property (Residential Home)

Dutiable value Concessional duty payable
$375,000 or less $20 (minimum duty)
more than $375,000 but less than $470,000 $19.85 for each $100 or part thereof by which the dutiable value exceeds $375,000 ($20 minimum duty).
$470,000 or more No concession

Eligible Vacant Block (Land)

Dutiable value Concessional duty payable
$208,900 or less $20 (minimum duty)
more than $208,900 but less than $260,000 $15.45 for each $100 or part thereof by which the dutiable value exceeds $208,900 ($20 minimum duty).
$260,000 or more No concession

The lower threshold for a residential home is the highest sale price in the lowest 20% of all sale prices for the two quarters between October 2011 and March 2011. The upper threshold for residential property is the median price value for the same two quarters. The land value threshold amounts for the calculation of concessional duty for an eligible vacant block reflect the same percentage changes as calculated from sales data for eligible residential property..

Income threshold amount
To be eligible for a duty concession, the income test must be satisfied. The combined total income of all applicants and their domestic partner/s over the 1 year period prior to the date of the grant, transfer or agreement for transfer (whichever is first) must be less than or equal to the relevant income threshold as follows:

Number of dependent Children Income Threshold
0 $120,000
1 $123,330
2 $126,660
3 $129,990
4 $133,320
5 or more $136,650

Stamp Duty - Pensioner duty concession

Property value threshold amount 1 January 2012 - 31 June 2012
The upper and lower value thresholds (from which the concessional rate of duty is calculated) for a residential home (eligible property) and residential land (eligible vacant block) are updated every six months (usually 1 January and 1 July) to ensure that they remain current.

Eligible property (residential home)

Dutiable value Concessional duty payable
$470,000 or less $20 (minimum duty)
more than $470,000 but less than $595,000 $20.75 for each $100 or part thereof by which the dutiable value exceeds $470,000 ($20 minimum duty).
$595,000 or more No concession

Eligible vacant block (land)

Dutiable value Concessional duty payable
$208,900 or less $20 (minimum duty)
more than $208,900 but less than $260,000 $15.45 for each $100 or part thereof by which the dutiable value exceeds $208,900 ($20 minimum duty).
$260,000 or more No concession

Mortgage Registration Fee: $102.00

Land Transfer Fee: $201.00

First Home Owner Grant:
$7,000 grant to first home buyers to purchase their first home. The First Home Owner Boost Scheme does not apply for contracts made after 31 December 2009

New South Wales

Stamp Duty - General Rate

Dutiable Value Duty Threshold
$0 - $14,000 $1.25 for every $100 or part of the dutiable value
$14,001 - $30,000 $175 plus $1.50 for every $100 or part , by which the dutiable value exceeds $14,000
$30,001 - $80,000 $415 plus $1.75 for every $100 or part, by which the dutiable value exceeds $30,000
$80,001 - $300,000 $1,290 plus $3.50 for every $100 or part, by which the dutiable value exceeds $80,000
$300,001 - $1m $8,990 plus $4.50 for every $100 or part, by which the dutiable value exceeds $300,000
over $1m $40,490 plus $5.50 for every $100 or part, by which the dutiable value exceeds $1,000,000
over $3m in residential purchases over $3,000,000, $7.00 per $100 or part, by which the dutiable value exceeds $3,000,000.

Stamp Duty - First Home Concession:
After 1 January 2012, the First Home Plus Scheme (FHPS) was replaced by the First HomeNew Home Scheme (FHNH). The formulae are the same but the eligibilities are different. The FHPS can be applied to both new and estabished homes whereas FHNH is only applied to new constructed homes including vacant land to be built a home.
To calculate concession on a new home between $500,000 and $600,000, multiply the purchase price by 0.2249 and subtract $112,450. A full exemption of duty is available if the value is less than $500,000
To calculate concession on land between $300,000 and $450,000, multiply the purchase price by 0.1049 and subtract $31,470. A full exemption of duty is available if the value is less than $300,000

The NSW Home Builders Bonus (HBB):
HBB has been introduced to stimulate the construction of new homes in NSW. HBB provides exemptions and concessions for certain purchases of new homes, homes off the plan and vacant land on which a new home will be built (New Housing Concession). The New Housing Concession provides a full exemption on transactions relating to vacant land and off the plan purchases where building has not commenced. A partial concession of 25 per cent of duty payable applies to completed new homes or off the plan purchases where construction has commenced.

Mortgage Registration Fee: $99.50.  

Land Transfer Fee: $199.00.

First Home Owner Grant:
Eligible First Home Owners are entitled to a one-off $7,000.  From 1 January 2011, the cap will be increased to $835,000.  The previous cap of $750,000 still applies where the eligible transaction commencement date falls between 1 January 2010 and 31 December 2010 (inclusive). Prior to 1 January 2010 there was no cap applicable.

Northern Territory

Stamp Duty - General Rate Duty is calculated on the purchase price or unencumbered value of the dutiable property, whichever is the greater, as follows:   -  Where the dutiable value does not exceed $525 000 in accordance with the follow formula:

D = (0.06571441 x V2 ) + 15V

 Where

 D = the duty payable in $

  and

 V = the dutiable value
               1000

  - Where the dutiable value exceeds $525 000 - 4.95 per cent of that amount.

Stamp Duty - First Home Owner Concession
From 4 May 2010, First Home Owner Concession is an amount up to $26 730 off the duty payable which represents the duty on the first $540 000 of the dutiable value of the property.

Stamp Duty - Senior, Pensioner and Carer Concession
The SPCC is an amount up to $8500 off the stamp duty payable which represents the stamp duty on approximately the first $263 200 of the value of the property acquired.

Mortgage Registration Fee: $106

Land Transfer Fee: $106

First Home Owner Grant:
The FHOG scheme provides eligible first home owners with a $7,000 grant in relation the purchase or construction of a home.

BuildBonus: BuildBonus was introduced on 3 May 2011 by the Northern Territory Government to encourage investment in and construction of affordable homes and units in the Territory. BuildBonus provides a $10 000 grant to home buyers and investors, including companies and trustees, that sign a contract to purchase or build a new home (including signing a contract for a house and land package), purchase a new unit (including off-the-plan) or commence construction of a new home as an owner builder, between 3 May 2011 and 31 December 2011 inclusive. After 1 Jan 2012, BuildBonus is no longer available

Queensland

Stamp Duty - General Rate (from 1 August 2011)

Dutiable Value Duty Threshold
Up to $5,000  Nil
$5,000 to $105,000  $1.50 for each $100, or part of $100, by which the dutiable value is more than $5,000
$105,000  to $480,000 $1,500 plus $3.50 for each $100, or part of $100, by which the dutiable value is more than $105,000 
$480,000 to $980,000  $14,625 plus $4.50 for each $100, or part of $100, by which the dutiable value is more than $480,000
More than $980,000  $37,125 plus $5.25 for each $100, or part of $100, by which the dutiable value is more than $980,000

Stamp Duty - First Home Concession Rate (After 1 August 2011)

Dutiable Value Duty Threshold
Not more than $509,999.99 $15,525
$510,000 to $519,999.99 $13,925
$520,000 to $529,999.99 $12,325
$530,000 to $539,999.99 $10,725
$540,000 to $549,999.99 $9,125
$550,000 to $559,999.99 $7,550
$560,000 to $569,999.99 $6,000
$570,000 to $579,999.99 $4,500
$580,000 to $589,999.99 $3,000
$590,000 to $599,999.99 $1,500
$600,000 or more Nil

Stamp Duty - First Home Vacant Land Concession rate (After 1 August 2011)

Dutiable Value Duty Threshold
Not more than $259,999.99 $6,575
$260,000-$269,999.99 $6,125
$270,000-$279,999.99 $5,675
$280,000-$289,999.99 $5,225
$290,000-$299,999.99 $4,775
$300,000-$309,999.99 $4,325
$310,000-$319,999.99 $3,875
$320,000-$329,999.99 $3,425
$330,000-$339,999.99 $2,975
$340,000-$349,999.99 $2,550
$350,000-$359,999.99 $2,125
$360,000-$369,999.99 $1,700
$370,000-$379,999.99 $1,275
$380,000-$389,999.99 $850
$390,000-$399,999.99 $425
$400,000 or more Nil

Mortgage Registration Fee: $132.50

Land Transfer Fee: 132.50 + additional fee for lodging a transfer if the consideration is more than $180,000 - $27.9 for each $10,000 or part of $10,000 more than $180,000

First Home Owner Grant:
The$7,000 first home owner grant was created to help first home buyer. The $750,000 cap applies to all transactions where the commencement date is on or after 31 March 2010. The Regional First Home Owner Grant (RFHOG) of $4,000 is abolished after 1 July 2011.

Building Boost Grant:
A new $10,000 Queensland Building Boost Grant is introduced for a person or corporation buying or building a new home in Queensland for a value less than $600,000 and will be available from 1 August 2011 to 30 April 2012. Building Boost grant for new home is no longer available after 30 April 2012.

South Australia

Stamp Duty - All Rate

Dutiable Value Duty Threshold
Does not exceed $12,000 $1.00 for every $100 or part of $100
Exceeds $12,000 but not $30,000 $120 plus $2.00 for every $100 or part of $100 over $12,000
Exceeds $30,000 but not $50,000 $480 plus $3.00 for every $100 or part of $100 over $30,000
Exceeds $50,000 but not $100,000 $1,080 plus $3.50 for every $100 or part of $100 over $50,000
Exceeds $100,000 but not $200,000 $2,830 plus $4.00 for every $100 or part of $100 over $100,000
Exceeds $200,000 but not $250,000 $6,830 plus $4.25 for every $100 or part of $100 over $200,000
Exceeds $250,000 but not $300,000 $8,955 plus $4.75 for every $100 or part of $100 over $250,000
Exceeds $300,000 but not $500,000 $11,330 plus $5.00 for every $100 or part of $100 over $300,000
Exceeds $500,000 $21,330 plus $5.50 for every $100 or part of $100 over $500,000

Mortgage Registration Fee: $140

Land Transfer Fee:

Registration fees for Transfer
$0 - $5,000 $140
$5,001 - $20,000 $154
$20,001 - $40,000 $170
> $40,000 $237 plus $69 for every $10,000 (or part of $10,000) above $50,000

First Home Owner Grant:
Eligible First Home Owners are entitled to a one-off $7,000 with cap of $575,000. After 16 September 2010, A First Home Bonus Grant (FHBG of $8000) is available for first NEW home purchases with a market value of up to $400,000 and phases out for property with market values between $400,000 and $450,000 by $16 for every $100 in excess of $400,000. The FHBG is in addition to the $7000 First Home Owner Grant. The First Home Bonus Grant will be reduced to $4,000 (and phase out between $400 000 and $450 000) from 1 July 2012 and then to be fully abolished from 1 July 2013.

Tasmania

Stamp Duty - General Rate

Dutiable Value Duty Threshold
$0 - 1 300 $20
$1 301 - 10 000 $1.50 for every $100, or part, of the dutiable value
$10 001 - 30 000 $150 plus $2 for every $100, or part, by which the dutiable value exceeds $10,000
$30 001 - 75 000 $550 plus $2.50 for every $100, or part, by which the dutiable value exceeds $30,000
$75 001 - 150 000 $1 675 plus $3 for every $100, or part, by which the dutiable value exceeds $75,000
$150 001 - 225 000 $3 925 plus $3.50 for every $100, or part, by which the dutiable value exceeds $150,000
Over $225 000 $6 550 plus $4 for every $100, or part, by which the dutiable value exceeds $225 000

Stamp Duty - First Home Owner Concessional Rate: None.

Mortgage Registration Fee: $119.70

Land Transfer Fee: $183.40

First Home Owner Grant:
Eligible First Home Owners are entitled to a one-off $7,000.

Victoria

Stamp Duty - Non Principal place of Residence Rate
For the purchase of any other property (i.e. not Principal place of residence) for contracts entered into on or after 6 May 2008.

Dutiable Value Duty Threshold
$0 - $25,000 1.4 per cent of the dutiable value of the property
> $25,000 - $130,000 $350 plus 2.4 per cent of the dutiable value in excess of $25,000
> $130,000 - $960,000 $2,870 plus 6 per cent of the dutiable value in excess of $130,000
More than $960,000 5.5 per cent of the dutiable value

Stamp Duty - Principal Place of Residence (PPR) Rate
For the purchase of a home (which will be used as Principal place of residence) for contracts entered into on or after 6 May 2008.

Dutiable Value Duty Threshold
$0 - $130,000 The Principal place of residence (PPR) concessional rate does not apply.
> $130,000 - $440,000 $2,870 plus 5 per cent of the dutiable value in excess of $130,000
> $440,000 - $550,000 $18,370 plus 6 per cent of the dutiable value in excess of $440,000
More than $550,000 The Principal place of residence (PPR) concessional rate does not apply.

Mortgage Registration Fee: $102.4 Paper - Transaction; $80.9 Electronic - Transaction;

Land Transfer Fee: (a) Paper Transaction Fee: the sum of 124.80 plus 2.46 for every whole consideration, the maximun fee is 1355.00. (b) Electronic Transaction Fee: the sum of 103.10 plus 2.46 for every whole consideration, the maximun fee is 1334.00, the difference is $21. In calculator, it shows Electronic Transaction Fee.

Stamp Duty - Exemption and Concession
(1) For settlement dates on or after 1 July 2011, transfer duty rates will be reduced for eligible first home buyers purchasing their principal place of residence (PPR) valued up to $600,000. Transfer Duty will be reduced by 20 per cent on 1 July 2011, followed by additional 10 per cent cuts on 1 January 2013, 1 January 2014 and 1 September 2014, totalling a cumulative 50 per cent reduction for settlement dates on or after 1 September 2014.

(2) Eligible pensioners are entitled to the exemption or concession. The calculation & formula used in the calculator for the Pensioner and first home owner exemptions and concession can be found in the Victoria Duties Act 2000, amendments as at 1 July 2011.

First Home Owner Grant (1 July 2010 to 30 June 2012 - contract date):

  • The First Home Owner Grant provides eligible first home buyers with a $7000 grant. For contracts entered into on or after 1 January 2010, the grant will only be payable where the price of the property or construction of the home does not exceed $750,000.
  • If a person is eligible to receive the Grant, he may also be entitled to receive an additional payment of $13,000 (for new homes only), known as the First Home Bonus. To be eligible to receive the Bonus, the purchase price of the property must not exceed $600,000.
  • For contracts entered into for the purchase or construction of a new home in a regional municipality in Victoria, an additional $6,500 regional bonus is also available (in addition to the $13,000 bonus). In calculator, use the dorpdown list to select the property location to see if regional bonus is available.

Note:
(1) Before 1 July 2011, if a person qualifies for both the bonus and the first home owner with family exemption or concession, the person has the choice of receiving one or the other. After 1July 2011,  if a person is eligible for  first home owner concession, he may also be eligible for the bonus. In calculator, the concession option will have no effect on the first home owner concession.
(2) If a person qualifies for both the bonus and pensioner exemption or concession, the person has the choice of receiving one or the other. He cannot receive both. This policy is unchanged before and after 1 July 2011

Western Australia

Stamp Duty - General Rate
The general rate of duty applies to most dutiable transactions not relating to residential land, and is assessed on the dutiable value of the transaction. The dutiable value is generally the greater of the consideration paid for the dutiable transaction, or the unencumbered value of the dutiable property that is the subject of the transaction.

Dutiable Value Duty Threshold
$          0 - $  80,000   $1.90 Per $100 or part thereof
$  80,001 - $100,000 $  1,520 + $2.85 Per $100 or part thereof above $  80,000
$100,001 - $250,000 $  2,090 + $3.80 Per $100 or part thereof above $100,000
$250,001 - $500,000 $  7,790 + $4.75 Per $100 or part thereof above $250,000
$500,001 and upwards $19,665 + $5.15 Per $100 or part thereof above $500,000

Stamp Duty - Residential Rate
Residential property includes primary residences, rental properties and vacant land where building commences within 5 years.

Dutiable Value Duty Threshold
$         0 - $120,000   $1.90 Per $100 or part thereof
$120,001 - $150,000 $  2,280 + $2.85 Per $100 or part thereof above $120,000
$150,001 - $360,000 $  3,135 + $3.80 Per $100 or part thereof above $150,000
$360,001 - $725,000 $11,115 + $4.75 Per $100 or part thereof above $360,000
$725,001 and upwards $28,453 + $5.15 Per $100 or part thereof above $725,000

Stamp Duty - Concessional Rate
This concessional rate of duty applies to a purchase of:

  • A residential property valued at less than $200,000, which will be the primary place of residence for the purchaser; or
  • A business where dutiable value is less than $200,000, which the purchaser intends to continue to run indefinitely

Note: If the dutiable value of a residential property is between $116,001 and $200,000, the Residential Rate of Duty will result in a lower assessment of transfer duty.
In the calculator, if dutiable value is less than $116,001 and the purchaser isn't a first home owner, the calculation will use this rate, otherwise use Residential Rate.

Dutiable Value Duty Threshold
$          0 - $100,000   $1.50 Per $100 or part thereof
$100,001 - $200,000 $  1,500 + $4.39 Per $100 or part thereof above $100,000

Stamp Duty - First Home Owner Rate - Established Home

Dutiable Value Duty Threshold
$           0 - $500,000 Nil  
$500,001 - $600,000 $22.51 Per $100 or part thereof above $500,000

Stamp Duty - First Home Owner Rate - Vacant Land

Dutiable Value Duty Threshold
$          0 - $300,000 Nil  
$300,001 - $400,000 $13.01 Per $100 or part thereof above $300,000

Mortgage Registration Fee: $160

Land Transfer Fee:

Registration fees for Transfer
Up To $85,000 $160
$85,001 To $120,000 $170
$120,001 To $200,000 $190
$200,001 To $300,000 $210
$300,001 To $400,000 $230
$400,001 To $500,000 $250
$500,001 To $600,000 $270
$600,001 To $700,000 $290
$700,001 To $800,000 $310
$800,001 To $900,000 $330
$900,001 To $1,000,000 $350
$1,000,001 To $1,100,000 $370
$1,100,001 To $1,200,000 $390
$1,200,001 To $1,300,000 $410
$1,300,001 To $1,400,000 $430
$1,400,001 To $1,500,000 $450
$1,500,001 To $1,600,000 $470
$1,600,001 To $1,700,000 $490
$1,700,001 To $1,800,000 $510
$1,800,001 To $1,900,000 $530
$1,900,001 To $2,000,000 $550
Over $2,000,000 - $550 plus $20 for every $100,000 or part thereof.

First Home Owner Grant:
Eligible First Home Owners are entitled to a one-off $7,000. The Western Australian Government has enacted legislative amendments to the First Home Owner Grant Act 2000 regarding the introduction from 1 January 2010 of a cap on the total value of buying or building a home for which the first home owner grant will be payable. The cap limits the total value of properties (i.e. total value of home and land) to $750,000.00 or less, or if the home is located north of the 26th parallel to $1,000,000 or less.