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Stamp Duty Calculator NSW
Stamp Duty Calculator NSW
Written by
Tina Sendin
Edited by
Ellie Garran
Reviewed by
Sam HymanCompare home loans the easy way
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What is stamp duty?
Long story short
Stamp duty in NSW is based on property value
And it’s adjusted every year based on inflation.
First home buyers could save heaps on stamp duty
If your first home is under $800K, you might pay zero stamp duty, depending on eligibility, property value, residency status. Even homes up to $1M can get some discounts.
Stamp duty isn’t tax deductible, but it can reduce capital gains tax
You can’t claim it on your tax return, but it helps lower CGT if you sell your home for a profit later.
You’ve got three months to pay stamp duty – unless buying off the plan
Most buyers need to pay within three months of signing. Off-the-plan buyers planning to live in the property can defer for up to 12 months.
What is stamp duty?
Stamp duty, also known as ‘transfer duty’ in NSW, is one of the bigger expenses that comes with buying a property in Australia. (Well, besides the property itself.)
It’s basically a tax that state and territory governments charge on transactions like insurance policies or vehicle registration. When it comes to buying a property, the duty you’ll pay also varies depending on where you live, the kind of property you’re buying, and a whole bunch of other factors we’ve listed below.
Ready to see what you might be up for? Calculate the stamp duty you may need to pay on your property using our tool.
How much is stamp duty in NSW?
In NSW, stamp duty gets calculated on either a property’s sale price or its current market value – whichever one is higher. However, this isn’t a one-size-fits-all kind of deal. There are different thresholds that determine how much you’ll pay.
From 1 July 2025, the following thresholds apply:
| Property value | Stamp duty rate |
| $0–17,000 | $1.25 for every $100 (minimum $20) |
| $17,000–37,000 | $212 plus $1.50 for every $100 over $17,000 |
| $37,000–99,000 | $512 plus $1.75 for every $100 over $37,000 |
| $99,000–372,000 | $1,597 plus $3.50 for every $100 over $99,000 |
| $372,000–1,240,000 | $11,152 plus $4.50 for every $100 over $372,000 |
| $1,240,000+ | $50,212 plus $5.50 for every $100 over $1,240,000 |
Source: Revenue NSW – Transfer duty. Date retrieved October 2025.
For example, if you bought a home for $500,000, you’ll have a stamp duty bill of $16,912.
How to calculate stamp duty for a $500,000 property
$500,000 (value of the property) – $372,000 = $128,000
Divided by 100 = $1,280
Multiplied by 4.50 = $5,760
Added to $11,152 = $16,912
Now, if you’re looking at a property worth more than $3,721,000, then the premium property duty applies. The premium rate is $186,667 plus $7.00 for every $100 over $3,721,000.
For instance, if you’re planning to buy a home worth $4,000,000 (love that for you), your duty is likely to be $206,197.
How to calculate premium property duty for a $4,000,000 home
$4,000,000 (value of the property) – $3,721,000 = $279,000
Divided by 100 = $2,790
Multiplied by 7.00 = $19,530
Added to $186,667 = $206,197
It’s also worth noting that these thresholds are adjusted annually in line with indexation.
Finally, if you have some kind of association with the seller – maybe they’re a friend or family member – then you’ll need to take an extra step. You’ll need to get a qualified professional to assess the value of the property. It might be tempting to think of this step as just a formality, but extra information can’t hurt, right? This step might help you make sure the transaction is fair for everyone involved.
What property types does stamp duty apply to in NSW?
In NSW, you usually need to pay stamp duty for most properties or land packages, including:
- a residential property, whether it’s your main residence or your holiday home
- an investment property
- a farming property or vacant land
- an industrial or commercial property
- dutiable business assets.
If you acquire land (or an interest in land) without buying it, you’ll also need to pay transfer duty. This includes:
- a declaration of trust (that is, a legal declaration that a property will be held by a trustee on behalf of a person or cause)
- a gift
- a transaction that leads to a change in the beneficial ownership of a property. (A beneficial owner is someone who owns more than 25% and has the power to make decisions about a property.)
You’ll usually need to pay stamp duty within three months of transfer for your property. Generally, you’ll pay it at the same time as all the other costs involved in the settlement of the property. Or if you’re buying off the plan and planning to live in the property as your primary residence, you might be able to defer your payment for up to 12 months. Your conveyancer or solicitor can help you out with this.
If not, the NSW Government will still send you a ‘duties notice of assessment’ with all the details you need to pay via BPAY or bank transfer.
Do first home buyers have to pay stamp duty in NSW?
The short answer? It depends.
If you’re buying your first home in NSW, then you might be eligible for the First Home Buyers Assistance Scheme (FHBS). Depending on how much the property costs, you might end up paying a reduced rate – or even nothing! – on stamp duty.
Stamp duty also works a little differently depending on what kind of property you’re buying and the value of your property. As of 1 July 2023:
If you’re buying a house:
- properties valued less than $800,000 are exempt from stamp duty
- properties valued between $800,000 and $1,000,000 may qualify for reduced stamp duty (or a concessional rate).
If you’re just buying land on which you intend to build a home:
- land valued less than $350,000 may be exempt from stamp duty
- land valued between $350,000 and $450,000 may receive reduced stamp duty (or a concessional rate).
Of course, before you can take advantage of these benefits, you’ll need to get approved for the FHBS. To do so, you’ll need to lodge your FHBS application form and your purchaser/transferee declaration form with your solicitor or conveyancer – along with documents to prove your identity.
Now, let’s take a quick look at how much the FHBS can slash from your stamp duty when you buy a new or existing house, shall we? Just keep in mind that these reductions are based on purchase price of the property, and the thresholds are as of 1 July 2023.
Stamp duty reductions under the First Home Buyers Assistance Scheme
| Purchase price | Stamp duty without FHBS | New stamp duty with FHBS | Savings | Stamp duty reduction |
| $650,000 | $23,985 | $0 | $23,985 | 100% |
| $750,000 | $28,485 | $0 | $28,485 | 100% |
| $800,000 | $30,735 | $0 | $30,735 | 100% |
| $850,000 | $32,985 | $9,934 | $23,051 | 69.9% |
| $900,000 | $35,235 | $19,868 | $15,367 | 43.6% |
| $950,000 | $37,485 | $29,801 | $7,684 | 20.5% |
| $990,000 | $39,285 | $37,748 | $1,537 | 3.9% |
Source: NSW Government – Stamp duty axed for thousands of first home buyers from 1 July 2023, data retrieved October 2025. Figures are indicative only and may not reflect current thresholds.
Are there other stamp duty exemptions or concessions in NSW?
There are a few other very specific circumstances where you might also be able to get an exemption or a reduced rate on your stamp duty. These are related to property transfers that don’t involve actually buying a new house.
Inheriting a property
If you inherit your property from somebody who has passed away, your stamp duty could be reduced to $100. Of course, there are some exceptions here, but as long as the will isn’t contested, the reduced rate will likely apply.
Transfers between couples
This applies to couples who are married, or de facto couples who have been living together for at least two years. If the property getting transferred between them is their family home, or a vacant plot of land where the family home will be built, then stamp duty won’t apply. However, after the transfer, the property needs to be held equally by both partners. However, that exemption applies only to principal place of residence.
Transfers following relationship breakdowns
If a domestic relationship, a de facto relationship or a marriage ends, and the property gets transferred to a new owner, it might not attract stamp duty. This can be the case if it’s transferred to either of the partners, their children, or a trustee of the children.
Helpful tip
Thinking about refinancing your place? While you might need to cop another round of stamp duty, there are some cases when you won’t have to worry about it – including if the same borrower is using the same lender for the same loan amount.
The best way to dodge any nasty surprises? Have a chat with your lender or mortgage broker – they’ll help you figure out what’s what for your setup.
Sam Hyman
General Manager – National Sales, Aussie
What other fees might I need to pay besides stamp duty in NSW?
Stamp duty is a big one, but it’s not the only cost you’ll run into. Don’t forget to budget for these other potential fees:
- Lenders mortgage insurance (LMI): If your deposit is less than 20%, your lender will likely require you to pay LMI.
- Loan application fees: Some lenders charge a fee to set up your home loan.
- Conveyancing or solicitor fees: You’ll need a professional to handle the legal side of the transfer, which can cost $1,000–$2,200 on average.
- Building and pest inspections: It’s wise to get these reports done before you buy to avoid any nasty surprises.
- Insurance: If you want a safety net for your home, and everything that makes it one (like your prized possessions), then home and contents insurance is something to think about.
Frequently asked questions
When is stamp duty payable in NSW?
You need to pay stamp duty within three months of signing the contract for sale – or transfer if there’s no contract. Keep in mind that settlement can’t roll out if the stamp duty hasn’t been paid yet.
For those buying off the plan and intending to live in the property, you might be able to put off paying the stamp duty for up to 12 months.
Do foreign buyers have to pay stamp duty in NSW?
Yep! On top of stamp duty, the NSW Government also issues an extra surcharge purchaser duty. This is an extra 9% cost on either the purchase price or the value of the property – whichever one is bigger.
Can I get a home loan that covers stamp duty?
Lenders don’t typically cover stamp duty as part of a home loan. Some lenders might be willing to make an exception, though.
Is stamp duty tax deductible in NSW?
Sorry, stamp duty isn’t tax-deductible on your annual tax return. But here’s the good news: since it’s part of what you spend when buying your place, it can help lower the capital gains tax you might have to pay later if you sell and make a profit.
Where can I find and compare home loans?
If you’re looking at the cost of stamp duty in NSW, then chances are you’re also on the hunt for a home loan provider. And hopefully, we can help you out there!
Our team at iSelect have partnered with Aussie, so we can help you compare home loans from a range of different providers. Best of all, our online comparison tool makes everything quick and easy. Take a browse and see if you can find a suitable loan for your homeownership dreams.
Get started on comparing home loans today!
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