How Much is Stamp Duty on a $1M Property

What this calculator does

Run this scenario in DocketMath using the Stamp Duty calculator.

DocketMath’s stamp-duty calculator estimates the stamp duty payable in Australia for a property purchase around $1,000,000 (and other price points). Because stamp duty rules vary by state and territory, the calculator lets you select your jurisdiction and key deal details that affect the result.

For a $1M property, stamp duty is typically influenced by:

• State or territory (e.g., NSW, VIC, QLD, WA, SA, TAS, ACT, NT)
• Purchase price / dutiable value (often close to the contract price, but not always)
• Type of transaction (standard purchase vs. transfers, transfers of business assets, etc.)
• Potential eligibility for concessions (some jurisdictions offer relief for first home buyers, certain off-the-plan arrangements, scaling concessions, or exemptions)
• Whether a surcharge applies (for example, additional foreign buyer duty, or other category-based surcharges that may apply in specific circumstances)

Your output will generally include:

• An estimated stamp duty amount (AUD)
• The effective rate (duty divided by the property value), which helps you compare scenarios quickly
• A breakdown where available (for example, where duty is calculated using tiered rates)

When to use it

Use DocketMath’s stamp-duty calculator when you want a fast, practical estimate early in the buying process—especially when you’re comparing options such as:

• Buying at $1,000,000 vs. $950,000 or $1,050,000
• Comparing duty outcomes between different states (for the same purchase price)
• Testing “what if” cases where you might qualify for a concession (e.g., a first home buyer pathway, where offered)
• Planning settlement cashflow (stamp duty is often payable before or on completion, depending on the state’s process)

To get the most useful result, enter inputs that match how your state values the transaction. Common details that improve accuracy include:

• The contract value (or other dutiable value figure you have)
• Any concession flags you think may apply
• Correct state/territory selection for the property

Keep in mind: this is an estimate. Final stamp duty is determined by the relevant revenue authority using the final contract documents and any surcharge/valuation rules that apply to your situation.

Step-by-step example

Let’s walk through a practical example using DocketMath for a $1,000,000 property. Since stamp duty varies significantly by jurisdiction, the goal here is to show the workflow and explain how the inputs affect the result.

Example assumptions

• Purchase price (or dutiable value): $1,000,000
• Property type: standard residential purchase
• Jurisdiction: selected in the calculator (you choose the state/territory where the property is located)
• Concessions: none (start with a baseline)

Step-by-step

1. Open the tool

   • Go to: **/tools/stamp-duty

2. **Select the jurisdiction (AU state/territory)

   • This selection changes the rate tables, thresholds, and any jurisdiction-specific logic the calculator uses.

3. Enter the purchase price

   • Set Property value = 1,000,000

4. Set the transaction type

   • Choose the closest option to a normal purchase (i.e., not a special transfer or complex arrangement).

5. Concessions / special categories

   • If you’re not sure, leave concessions unchecked to get a conservative baseline.
   • If you believe you qualify, select the relevant concession option(s) in the calculator.

6. Review the output

   • The tool returns (wording may vary):

     • Estimated stamp duty for $1,000,000
     • Often an effective rate
     • Often a simple summary or breakdown showing how the inputs map to the duty calculation

How the number typically behaves around $1M

Across Australia, stamp duty is commonly tiered/progressive (rates increase as the value increases). That means:

• A change from $990,000 to $1,000,000 can create a noticeable jump if you cross a tier boundary
• A change from $1,000,000 to $1,010,000 usually increases duty, but the size of the increase depends on whether you’ve crossed into a new tier

Quick comparison table (conceptual)

Repeat the calculation for alternatives

Once you’ve got a baseline, run at least two more “sanity check” calculations:

• $1,000,000 with your likely concession status (if any)
• $1,000,000 excluding concessions (baseline, for comparison)
• Optionally $1,050,000 to see how sensitive duty is in your price range

This helps you budget with a reasonable range even before contract details are final.

Common scenarios

Below are common situations people model when asking, “How much is stamp duty on a $1M property?” Each scenario highlights what to watch for.

1) Standard purchase (no concessions)

• Input focus: correct jurisdiction and contract/dutiable value
• Output behavior: because rates are often progressive, $1M duty is typically substantially higher than amounts under $1M
• Use this when: you want the baseline cash cost without reductions

2) First home buyer concessions (where available)

Some states offer first home buyer relief through mechanisms such as:

• Exemptions up to a threshold, or
• Reductions/scaling above a lower threshold

What to do in the calculator:

• Turn the relevant concession option on only if you genuinely meet the tool’s criteria.
• Re-run the baseline and compare the difference.

3) Off-the-plan or new builds

Off-the-plan arrangements may be treated differently depending on the jurisdiction, sometimes with concessional approaches or staged duty rules.

In DocketMath:

• Select the off-the-plan/new build option if it’s available.
• Keep your property value input consistent with the contract price used for duty assessment (rather than later progress payments).

4) Transfers and non-standard transactions

If the deal structure isn’t a typical purchase (for example, you’re receiving a transfer rather than buying under a standard contract), stamp duty can change because:

• duty may be based on different definitions of dutiable value, and
• special treatment may apply depending on the transaction circumstances.

What to do:

• Choose the transaction type in the calculator that best matches your situation.
• If you can’t find an exact match, use the closest option and treat the result as an estimate.

5) Surcharges linked to buyer category (e.g., foreign buyer)

Some jurisdictions apply additional duty for certain buyer categories.

Calculator action:

• If surcharge options exist in the tool, select the one that matches your situation.
• If you’re unsure, run both with and without the surcharge to understand the potential swing on a $1M purchase.

Tips for accuracy

Getting the best estimate for a $1M property usually comes down to entering inputs that meaningfully affect the calculation.

Checklist: inputs to confirm before hitting calculate

Understand threshold effects near $1,000,000

Tier boundaries can make duty jump at certain values. A practical approach:

• Run $990,000, $1,000,000, and $1,010,000
• If the change between $990k and $1.0m is large, you may be near a threshold
• If changes are smoother, you may be within a less sensitive band

Compare baseline vs. concession (when relevant)

If you plan to apply for a concession, you’ll typically want two numbers:

• Baseline estimate (no concessions)
• Concession-enabled estimate

Then compare the difference:

• If the concession “saves” a lot, double-check the eligibility inputs
• If it saves very little, you may be near the edge of a threshold or criteria

Don’t confuse stamp duty with other settlement costs

Your stamp duty estimate typically does not include:

• registration fees
• mortgage fees
• conveyancing/legal fees
• inspection and settlement adjustments

Budgeting tip: use the stamp duty estimate as one line item, then add typical other costs to understand total settlement cash needs.

Related reading

• Stamp Duty Calculator Australian Capital Territory - Rates, Exemptions & How to Calculate
• First Home Buyer Stamp Duty Australian Capital Territory - Exemptions & Concessions
• First Home Buyer Stamp Duty Northern Territory - Exemptions & Concessions