NSW Stamp Duty Calculator
Estimate transfer duty (stamp duty) for a NSW property purchase. Includes First Home Buyer Assistance Scheme concessions.
Stamp Duty Payable
$35,029
3.89% effective rate
Rates current as of FY2025-26. Estimates only — not personal advice.
How NSW stamp duty is calculated
Stamp duty — officially called “transfer duty” — is a one-off tax the NSW Government charges when property changes hands. It is collected by Revenue NSW and is usually the largest upfront cost after your deposit. The amount is worked out on a sliding scale based on the property’s purchase price (or market value, whichever is higher), and is generally payable within three months of signing the contract. Use the calculator above for an instant estimate, then read on for the full FY2025-26 rates, first home buyer concessions, and worked examples.
NSW transfer duty rates (FY2025-26)
NSW applies a tiered schedule — each band of the purchase price is taxed at a higher marginal rate. These are the standard residential rates set by Revenue NSW for 1 July 2025 to 30 June 2026 (premium duty on homes above $3.636M and the foreign purchaser surcharge are not shown).
| Property value | Transfer duty |
|---|---|
| $0 – $17,000 | $1.25 per $100 |
| $17,001 – $36,000 | $212 + $1.50 per $100 over $17,000 |
| $36,001 – $97,000 | $497 + $1.75 per $100 over $36,000 |
| $97,001 – $364,000 | $1,564 + $3.50 per $100 over $97,000 |
| $364,001 – $1,212,000 | $10,909 + $4.50 per $100 over $364,000 |
| Over $1,212,000 | $49,069 + $5.50 per $100 over $1,212,000 |
First Home Buyer Assistance Scheme (FHBAS)
Eligible first home buyers in NSW can pay no stamp duty at all, or a reduced amount, under the First Home Buyer Assistance Scheme. To qualify you must be buying your first home, be an Australian citizen or permanent resident, move in within 12 months, and live there for at least 12 continuous months. The FY2025-26 thresholds are:
- ✓New or established homes up to $800,000: full exemption — no stamp duty payable
- ✓Homes between $800,000 and $1,000,000: a concessional (reduced) rate on a sliding scale
- ✓Vacant land up to $350,000: full exemption
- ✓Vacant land between $350,000 and $450,000: a concessional rate
Worked examples
First home buyer · new home
$650,000
$0
Saves $23,779
At $650,000 the home is below the $800,000 FHBAS threshold, so an eligible first home buyer pays no transfer duty.
Investor / upgrader · established
$900,000
$35,029
A $900,000 established home with no concession attracts the full standard transfer duty.
First home buyer · established
$900,000
$17,515
Saves $17,515
At $900,000 the buyer falls in the $800K–$1M concession band, so duty is reduced on a sliding scale rather than fully waived.
Frequently asked questions
How much is stamp duty in NSW?
For a standard residential purchase, NSW transfer duty ranges from about 1.25% on very low-value property up to 5.5% on the portion above $1,212,000. As a rough guide, a $900,000 established home costs around $35,000 in duty, while a $1,200,000 home costs roughly $48,500. Use the calculator above for an exact figure for your price.
Do first home buyers pay stamp duty in NSW?
Often not. Under the First Home Buyer Assistance Scheme, eligible buyers pay no stamp duty on a new or established home up to $800,000, and a reduced rate between $800,000 and $1,000,000. Above $1,000,000 the full standard rate applies.
When do I have to pay stamp duty?
In NSW, transfer duty is generally due within three months of signing the contract of sale (timing can differ for off-the-plan purchases). It is normally paid at or before settlement, usually arranged by your conveyancer or solicitor.
Is stamp duty tax deductible?
Not for your own home. For an investment property it is generally not immediately deductible either — but it is added to the property’s cost base, which reduces the capital gain (and therefore the CGT) when you eventually sell. Getting this recorded correctly from the start can save thousands later, which is where an accountant’s planning matters. Speak to our tax team if you are buying an investment.
Do foreign buyers pay extra stamp duty in NSW?
Yes. Foreign purchasers pay an additional surcharge purchaser duty (currently 8%) on top of standard transfer duty, and are generally not eligible for first home buyer concessions. The calculator above shows standard duty only — contact us for a surcharge-inclusive estimate.
Can I add stamp duty to my home loan?
Stamp duty itself cannot be “added” to a loan, but if you have enough equity or deposit some lenders will let you borrow to cover it. Because it increases the cash you need upfront, it is worth factoring into your borrowing strategy — our CPL Finance brokers can model this for you.
Is the calculator’s figure exact?
It is an accurate estimate for standard residential transfers using current Revenue NSW rates, but it does not account for premium property duty (homes above $3.636M), the foreign surcharge, off-the-plan concessions, or other special cases. For a binding figure, confirm with Revenue NSW or your conveyancer.
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