How to use the stamp duty calculator?

Our stamp duty calculator works for all of the states and territories in Australia (NSW, VIC, QLD, WA, SA, NT, TAS, ACT) and also includes additional fields to help you estimate the total upfront fees and costs when purchasing a home.

*It is important to note that the calculations or estimates provided here are for informational purposes only and should not be considered as financial advice. It is recommended that you consult with a qualified accountant or financial advisor before making any decisions based on the information provided.

The stamp duty calculator inputs and their definitions

Property inputs

1. Property value: this is the value of your property (not the loan amount on your property).
2. State: select the state where the property is located, this would be NSW, VIC, QLD, WA, SA, NT, TAS or the ACT.
3. Cash deposit: this is the amount of the deposit you will be making on the home. This will not affect the amount of stamp duty you pay, but it will determine whether or not you will need to pay Lenders Mortgage Insurance (LMI). This will also factor into the total deposit and fees amount you will be required to purchase the property.
4. Property type: this is the type of property you are intending to purchase - an established home, a new home, or vacant land.
5. Property purpose: your property will either be an investment or owner occupier purchase.
6. First home buyer: to qualify as a first home buyer, you must not have owned another property before. If you are a first home buyer, you may be eligible for some concessions and discounts depending on the state you are purchasing in.
7. Foreign buyer: as a foreign buyer, you must not be one of the following - an Australian citizen, a New Zealand citizen, or one with a permanent visa.

Property inputs

1. Bank fees: lenders typically charge home loan application fees to establish and set-up your loan that usually varies from $150 - $750.
2. Conveyancing: a licensed conveyancer or a solicitor is required to transfer the ownership of the property during the sale that usually varies from $1,000 - $2,500.
3. Building and pest or strata report: it is important to conduct a thorough inspection by a qualified building and pest inspector to check for any signs of damage or infestations. Specifically for strata-titled dwellings, it’s also recommended to order a strata report to review important information about the entire complex before making a purchase. This usually ranges from $250 - $1,000.
4. Home insurance: this can cover both building and contents insurance which covers the cost to rebuild or repair your home in the event of damage, loss or theft to your property. This will largely vary depending on the location, value and type of property you are purchasing. It is recommended to obtain a quote from an established insurer before making any property purchase.
5. Lenders Mortgage Insurance (LMI): LMI is an insurance policy that protects lenders against any losses in the event a borrower defaults on their loan. If your deposit is greater than 20% of the property value (or less than 80% LVR), then you are usually exempt from having to pay for LMI. It is recommended to obtain a quote from an established insurer before making any property purchase.

Government (including stamp duty) fees

Mortgage registration fees

Mortgage registration fees are associated with registering the property as the security against the home loan. This amount may vary from state to state.

Transfer fees

Transfer fees are associated with the cost of transferring the title. This amount may vary from state to state.

Title fees

Title fees typically involves conducting a title search on the property. This amount may vary from state to state.

Stamp duty (or transfer duty)

When purchasing a property in Australia, you must pay transfer or stamp duty. This amount differs depending on the property sale price and the state you are purchasing the property in. However, depending on your circumstance you may be eligible for an exemption or a grant such as being a first home buyer.

Other fees

Bank fees

Lenders and financial institutions typically charge additional fees on top of the government fees. This can comprise of establishment fees, settlement fees, property valuation fees. These amounts will vary depending on the bank.

Conveyancing fees

A licensed conveyancer or a solicitor is required to transfer the ownership of the property. As purchasing a home is a legal process, your conveyancer or solicitor will review the sale contracts and additional legal documents to complete the transaction.

Building and pest inspection fees

A building and pest inspection assists a buyer in identifying any problems or defects with the property at the time of the inspection which is conducted prior to purchasing the property.

Strata report fees

For strata-titled dwellings, it’s also recommended to order a strata report that provides details on the complex and the strata scheme. This includes the maintenance history, the financials of the owners corporation, any outstanding building defects or repairs, and a list of any renovations or works.

Insurance

Building and/or Contents Insurance

This can cover both building and contents insurance which covers the cost to rebuild or repair your home in the event of damage, loss or theft to your property. This will largely vary depending on the location, value and type of property you are purchasing.

Lenders Mortgage Insurance (LMI)

LMI is an insurance policy that protects lenders against any losses in the event a borrower defaults or is no longer able to pay their loan. It is a one-off and non-refundable fee, and is typically required when the deposit on the property is less than 20% of the property value (or greater than 80% Loan to Value Ratio (LVR)). There are several ways to avoid paying LMI such as taking out a family guarantee or if you’re from a select number of professions, however it is best to speak with your broker or bank to understand if you are eligible for a discount or if you’re LMI can be waived.

An example scenario

Amanda is an Australian citizen and is preparing to purchase her first home which is an established home to live in, and is looking to understand the total upfront costs when purchasing a home. Amanda intends to purchase a property in NSW for $650,000. Amanda is also looking to make a cash deposit of 20% of the property value.

Using the stamp duty calculator, Amanda’s property inputs are:

1. Property value: $650,000
2. State: NSW
3. Cash deposit: $130,000 ($650,000 x 20%)
4. Property type: An established home
5. Property purpose: Owner occupied
6. First home buyer: Yes
7. Foreign buyer: No

Amanda is unsure of what to enter into the optional inputs. The stamp duty calculator will load a set of default values that are based on the average cost of these services. In particular, since Amanda is making a cash deposit of 20%, Amanda will not need to pay for LMI.

The stamp duty calculator will automatically determine Amanda’s total upfront costs which is made up of government fees (including stamp duty or transfer duty), other, and insurance fees. Since Amanda is purchasing her first home in NSW and it is within the stamp duty exemption threshold, Amanda will not incur any stamp duty charges. And as a result Amanda’s total upfront fees are $4,996.20.

1. Government fees: $496
   1. Mortgage registration fee: $165
   2. Transfer fee: $165
   3. Title fee: $165
2. Other: $2,500
   1. Bank fees: $500
   2. Conveyancing: $1,500
   3. Building and pest or strata report: $500
3. Insurance: $2,000
   1. Building and/or Contents Insurance: $2,000
   2. Lenders Mortgage Insurance (LMI): $0

In addition to Amanda’s cash deposit,

1. Total deposit and fees = $130,000 + $4,996 = $134,996.