Stamp DutyCalculator NSW
See exactly how much stamp duty you'll pay in seconds. Free, accurate 2026 calculator for NSW property purchases.
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See how much stamp duty you'll pay
Stamp duty — officially called transfer duty in NSW — is a state government tax paid when you purchase property. The amount depends on the purchase price, whether you're a first home buyer, and whether you qualify for exemptions or concessions. As of 2026, NSW stamp duty rates range from 1.25% for low-value properties to 7.00% for premium residential properties over $3,721,000. This calculator gives you an instant estimate so you can budget for your purchase and compare different price points.
First home buyers may be eligible for the First Home Buyer Assistance Scheme (FHBAS), which can mean no stamp duty at all on eligible properties up to $800,000, or a reduced amount up to $1,000,000. You may also be eligible for the First Home Owner Grant (FHOG) on new builds. For confirmation of your eligibility, use the form on this page for a free strategy call.
Stamp Duty Calculator
Calculate stamp duty costs for your property purchase. Get accurate estimates for all Australian states and territories to help you budget for your home purchase.
NSW Transfer Duty (Stamp Duty) Rates 2025–2026
Last updated: April 2026The following rates apply to residential and non-residential property purchased in NSW from 1 July 2025. Duty is calculated on a sliding scale — you pay the base amount for your bracket, plus the marginal rate on every $100 (or part thereof) above the lower threshold.
| Property value | Transfer duty payable |
|---|---|
| $0 – $17,000 | $1.25 per $100 (minimum $20) |
| $17,001 – $37,000 | $212 + $1.50 per $100 over $17,000 |
| $37,001 – $99,000 | $512 + $1.75 per $100 over $37,000 |
| $99,001 – $372,000 | $1,597 + $3.50 per $100 over $99,000 |
| $372,001 – $1,240,000 | $11,152 + $4.50 per $100 over $372,000 |
| Over $1,240,000 | $50,212 + $5.50 per $100 over $1,240,000 |
| Over $3,721,000 (premium residential) | $186,667 + $7.00 per $100 over $3,721,000 |
First Home Buyer concessions (FHBAS) — from 1 July 2023
- New or existing homes: No duty on properties up to $800,000. Concessional rate on $800,001–$1,000,000.
- Vacant land: No duty up to $350,000. Concessional rate on $350,001–$450,000.
- Must be your principal place of residence. Must move in within 12 months.
Source: Revenue NSW. Thresholds are adjusted annually by CPI. Always verify current rates with Revenue NSW or your adviser before exchange.
How much is stamp duty in NSW? Quick reference by price
The table below shows approximate stamp duty for common NSW property prices in 2026. First home buyer figures reflect the FHBAS concession for existing or new homes.
| Property price | Standard duty | First home buyer |
|---|---|---|
| $500,000 | ~$17,990 | $0 (exempt) |
| $700,000 | ~$26,412 | $0 (exempt) |
| $800,000 | ~$30,412 | $0 (exempt at threshold) |
| $900,000 | ~$34,912 | ~$11,638 (concession) |
| $1,000,000 | ~$39,412 | ~$23,279 (concession) |
| $1,200,000 | ~$48,412 | No concession |
| $1,500,000 | ~$64,712 | No concession |
| $2,000,000 | ~$92,212 | No concession |
Figures are approximate estimates based on 2025–2026 Revenue NSW rates. First home buyer concession applies to eligible purchasers of existing or new homes only. Always confirm with Revenue NSW or your adviser.
Stamp duty worked examples for NSW
Example 1: $800,000 property in NSW
The $372,001–$1,240,000 bracket applies.
First home buyer (FHBAS): $0 — fully exempt
$800,000 is at the exact top of the FHBAS exemption threshold for new and existing homes.
Example 2: $1,000,000 property in NSW
The $372,001–$1,240,000 bracket applies.
First home buyer (FHBAS): concessional rate applies
First home buyers pay a reduced (concessional) rate between $800,001 and $1,000,000. Use the calculator above with “First Home Buyer” selected for the exact figure.
How this NSW stamp duty calculator works
This stamp duty calculator estimates how much transfer duty you'll pay when buying property in NSW based on the price, property type and whether you're a first home buyer. It uses current NSW stamp duty thresholds and can help you plan your deposit, costs and total funds required to complete your purchase.
Because stamp duty rules and concessions change from time to time — especially for first home buyers — it's important to check your eligibility before you sign a contract. A mortgage broker can help you confirm current NSW stamp duty rules, how they apply to you, and structure your loan so you keep enough funds aside for duty and other purchase costs.
- Estimate NSW stamp duty (transfer duty) on your next property purchase
- See how the duty changes at different price points
- Understand the impact of being a first home buyer
- Plan for other purchase costs like legal fees and inspections
First home buyer stamp duty exemptions in NSW
The First Home Buyer Assistance Scheme (FHBAS) is one of the most valuable concessions available to first home buyers in NSW. Under FHBAS:
- Homes up to $800,000: No stamp duty at all — a saving of up to $30,412 compared to the standard rate.
- Homes $800,001–$1,000,000: A concessional (reduced) rate applies on a sliding scale.
- Vacant land up to $350,000: No stamp duty for eligible buyers building their first home.
- Vacant land $350,001–$450,000: Concessional rate applies.
To qualify for FHBAS, you must be an individual (not a company or trust), you must never have previously owned residential property in Australia, and you must move into the property as your principal place of residence within 12 months of settlement. All buyers on the contract must be eligible.
You may also be eligible for the First Home Owner Grant (FHOG) — a $10,000 cash grant for eligible buyers of new homes up to $600,000, or new homes up to $750,000 in total value. FHBAS and FHOG are separate schemes and you may qualify for both. See our first home buyer overview for how these schemes work together.
Stamp duty on off-the-plan properties in NSW
When you buy an apartment or townhouse off the plan in NSW, stamp duty is still payable — but there is a useful deferral concession. Buyers of off-the-plan residential property can defer payment of stamp duty until:
- The property is registered (settlement), or
- 15 months after the contract is signed — whichever is earlier.
This deferral means you have more time to save for the duty during the construction period. For first home buyers purchasing off-the-plan properties under $800,000, the FHBAS full exemption still applies — meaning $0 stamp duty at settlement. Off-the-plan buyers should note that stamp duty is assessed on the contract price, not the completed value.
If you're buying off the plan and need help understanding your duty obligations and how to structure your finances for settlement, book a free strategy call with our team.
NSW foreign buyer stamp duty surcharge
Foreign buyers purchasing residential property in NSW pay an additional 8% surcharge duty on top of the standard transfer duty. This surcharge applies to individuals who are not Australian citizens or permanent residents at the time of purchase.
| Property price | Standard duty | 8% surcharge | Total (foreign buyer) |
|---|---|---|---|
| $500,000 | ~$17,990 | $40,000 | ~$57,990 |
| $800,000 | ~$30,412 | $64,000 | ~$94,412 |
| $1,000,000 | ~$39,412 | $80,000 | ~$119,412 |
Foreign buyers also face a foreign land tax surcharge of 4% per year on the taxable value of residential land in NSW. This is an annual charge on top of standard land tax obligations. Temporary residents on certain visas, and buyers from countries with specific tax treaties, may be exempt from the surcharge — verify your status with Revenue NSW or a tax adviser.
Stamp duty vs land tax for NSW property investors
Two of the most significant taxes for NSW property investors are stamp duty (transfer duty) and land tax. They are very different obligations:
| Feature | Stamp duty (transfer duty) | Land tax |
|---|---|---|
| When payable | Once, at purchase | Annually (if threshold exceeded) |
| Basis | Purchase price or market value | Total land value of all NSW investment properties |
| 2025 threshold | No threshold — applies from $1 | ~$1,075,000 (general threshold) |
| Primary residence | Concessions for first home buyers | Exempt (principal place of residence) |
| Investment property | No concession — full rate | Included in your total land value |
For investors building a portfolio, land tax becomes increasingly significant as total land values accumulate across properties. Stamp duty is a large upfront cost, while land tax is a recurring annual charge. Both should be factored into your investment strategy and cash flow modelling.
Our team can walk you through how stamp duty and land tax apply to your specific situation. Book a free strategy call to discuss your investment structure.
Can you add stamp duty to your home loan in NSW?
Generally, no — stamp duty cannot be added to your home loan in NSW. It must be paid from your own funds (genuine savings, or gifted funds depending on lender policy) at settlement. This is one of the most important reasons to budget for stamp duty separately from your deposit.
Here's why this matters for your loan structure:
- LVR impact: If stamp duty were added to the loan, it would increase your Loan-to-Value Ratio (LVR). A higher LVR above 80% triggers Lenders Mortgage Insurance (LMI), which can cost several thousand dollars.
- Lender policy: Most lenders assess your deposit as a percentage of the purchase price only, not total costs. You need a genuine deposit plus separate funds for stamp duty, legal fees and other costs.
- Genuine savings: Many lenders require that at least 5% of the purchase price comes from genuine savings held for 3+ months. Stamp duty funds are separate to this requirement.
For a $1,000,000 property purchase, you'd typically need: a 10–20% deposit ($100,000–$200,000) plus approximately $39,412 in stamp duty plus legal fees and other costs. First home buyers purchasing under $800,000 save the entire stamp duty amount, which significantly reduces the funds needed.
We can model your exact purchase costs and show you how to structure your funds most efficiently for any property price. Book a free strategy call to get started.
Ways to reduce or manage your stamp duty cost
You can't negotiate stamp duty itself, but there may be ways to reduce how much you pay or how much of your cash it ties up. Depending on your situation, this might include:
- Buying within first home buyer thresholds if you qualify — $0 duty under $800,000
- Choosing a price point just under $800,000 to remain within the full FHBAS exemption
- Structuring your deposit, LMI and loan so duty is funded efficiently without impacting your LVR
- Buying off-the-plan to defer duty payment during the construction period
- Timing your purchase with any government scheme changes, where possible
We can help you model different purchase prices, explain current NSW stamp duty rules, and show how they interact with your deposit, LMI and loan options so you go in fully informed.
Stamp duty calculator FAQs
How much is stamp duty in NSW?
NSW stamp duty (transfer duty) is calculated on a sliding scale based on the property's purchase price. For a $500,000 property, you'd pay approximately $17,990. For an $800,000 property, approximately $30,412. For a $1,000,000 property, approximately $39,412. First home buyers may pay zero or reduced duty under the First Home Buyer Assistance Scheme (FHBAS) for eligible properties. Use the calculator above to get an accurate figure for your specific price point.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no stamp duty on new or existing homes priced up to $800,000 under the First Home Buyer Assistance Scheme (FHBAS) — a saving of up to $30,412. A concessional rate applies for properties between $800,001 and $1,000,000. Above $1,000,000, full standard duty applies. See our NSW Stamp Duty Concession guide for full eligibility details.
How is stamp duty calculated in NSW?
NSW stamp duty uses a tiered bracket system. You pay a base amount for your price bracket, plus a marginal rate on every $100 above the threshold. For most Sydney purchases in the $372,001–$1,240,000 bracket, the calculation is: $11,152 base + $4.50 per $100 over $372,000. For example, on a $900,000 property: $11,152 + (($900,000 – $372,000) / 100 × $4.50) = $11,152 + $23,760 = $34,912.
What is the stamp duty on a $1 million property in NSW?
For a standard (non-first home buyer) purchase of a $1,000,000 property in NSW, stamp duty is approximately $39,412. This is calculated as: $11,152 base + ($628,000 / 100 × $4.50) = $11,152 + $28,260. First home buyers purchasing a $1,000,000 property pay a concessional rate under FHBAS — use the calculator with “First Home Buyer” selected for the exact reduced figure.
When do I have to pay stamp duty in NSW?
Stamp duty must be paid within 3 months of signing a contract in NSW. In practice, it is paid at settlement through your solicitor or conveyancer, who handles payment to Revenue NSW on your behalf. For off-the-plan purchases, duty can be deferred until settlement or 15 months after exchange — whichever is earlier.
Can I add stamp duty to my home loan?
Generally no — stamp duty cannot be added to your home loan in NSW. It must be paid from your own funds at settlement. Adding it to the loan would increase your LVR, potentially triggering LMI. This is why you need to budget for stamp duty separately from your deposit. Some lenders may allow capitalisation in very limited circumstances, but this is uncommon.
What's the difference between stamp duty and transfer duty?
They are the same tax. Stamp duty in NSW was officially renamed “transfer duty” by Revenue NSW. Both terms refer to the same state government tax paid when you purchase property. You may see either term used in contracts, lender documents, or government websites — they mean the same thing.
Is there stamp duty on vacant land in NSW?
Yes. Stamp duty applies to vacant land purchases in NSW. The general rates are the same as for established properties, but first home buyer concessions have lower thresholds for land: no duty up to $350,000, and a concessional rate between $350,000 and $450,000 for eligible first home buyers who intend to build. Select “Vacant Land” in the calculator for your estimate.
Do I pay stamp duty on an off-the-plan apartment?
Yes, stamp duty is payable on off-the-plan purchases in NSW. However, you can defer payment until settlement or 15 months after exchange, whichever is earlier. First home buyers purchasing off-the-plan properties under $800,000 may qualify for the FHBAS full exemption — meaning $0 stamp duty at settlement, regardless of when the property is registered.
How much is the foreign buyer stamp duty surcharge in NSW?
Foreign buyers in NSW pay an 8% surcharge duty on top of standard transfer duty. On an $800,000 property, this adds $64,000 on top of the standard ~$30,412, bringing the total duty to approximately $94,412. A separate 4% annual foreign land tax surcharge also applies. Foreign buyers should obtain independent advice from Revenue NSW or a tax adviser regarding their specific obligations.
Is stamp duty charged on the purchase price or market value?
In NSW, stamp duty is calculated on the greater of the purchase price or the property's market value as assessed by Revenue NSW. In most standard arm's length transactions, these are the same. If Revenue NSW believes the property was sold below market value — such as in related-party transactions — they may assess duty on the higher market value.
Does the calculator include all buying costs?
No. It focuses on transfer duty. You'll also need to allow for legal fees, building and pest inspections, lender fees, mortgage registration, transfer fees and potential LMI. We can help you build a complete purchase cost estimate so there are no surprises at settlement.
Got questions or need help? Book a free call with us.
What to do next
Plan your full purchase costs with our other calculators, then read our First Home Buyers overview and Home Loans overview to see how stamp duty fits alongside grants, deposits and your loan structure. Or book a free strategy call to talk through your specific situation.
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