Stamp DutyCalculator NSW
See exactly how much stamp duty you'll pay in seconds. Free, accurate calculator for your property purchase.
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See how much stamp duty you’ll pay
Stamp duty (transfer duty) is a state tax paid when you buy property in NSW. The amount depends on the purchase price, whether you’re a first home buyer, and whether you qualify for exemptions or concessions. This calculator gives you an 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 or a reduced amount on eligible properties. The calculator allows you to select your status and see the impact. For confirmation of your eligibility and exact figures, use the form at the top of 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
The 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 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 and how they apply to you, and also structure your loan so you keep enough funds aside for duty and other purchase costs.
- Estimate NSW stamp 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
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 for concessions
- Choosing a slightly lower price point to remain under a key duty bracket
- Structuring your deposit, LMI and loan so duty is funded efficiently
- 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 a $1,000,000 property, approximately $40,490. 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.
What is the stamp duty threshold for first home buyers in NSW?
Under the First Home Buyer Assistance Scheme (FHBAS), eligible first home buyers pay no stamp duty on new or existing homes up to $800,000, and a concessional rate on properties between $800,000 and $1,000,000. Vacant land has separate thresholds. The property must be your principal place of residence and you must move in within 12 months. Use the calculator and select “First Home Buyer” to see your exact concession.
Is stamp duty the same as transfer duty in NSW?
Yes. Stamp duty in NSW was officially renamed “transfer duty” by Revenue NSW, but both terms refer to the same state tax paid when you purchase property. You may see either term used in contracts, lender documents, or government websites — they mean the same thing.
When do you pay stamp duty in NSW?
Stamp duty must be paid within 3 months of signing a contract for a property in NSW. In practice, it is typically paid at settlement through your solicitor or conveyancer, who handles payment to Revenue NSW on your behalf. Your mortgage broker and solicitor will factor this into your settlement funds required.
Can stamp duty be added to your home loan in NSW?
Generally, 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). This is why it's important to budget for stamp duty separately from your deposit. Some lenders may allow you to capitalise duty into the loan in specific circumstances, but this is uncommon and affects your LVR. Talk to us about how to structure your deposit and purchase costs efficiently.
Is stamp duty charged on the purchase price or market value?
In NSW, stamp duty (transfer 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, the purchase price and market value are the same. However, 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.
Do you pay stamp duty on vacant land in NSW?
Yes. Stamp duty applies to vacant land purchases in NSW. The rates are the same as for established properties, but first home buyer concessions have lower thresholds for land: no duty on land up to $350,000, and a concessional rate between $350,000 and $450,000 for eligible first home buyers who intend to build. Use the calculator and select “Vacant Land” to see your estimate. See our land loans guide for more on buying land in NSW.
Is this stamp duty calculator only for NSW?
The focus of this page is NSW stamp duty, including Sydney and the Hills District, but the underlying calculator can estimate duty for all Australian states and territories. Always double-check with the relevant state revenue office or your adviser before committing to a purchase.
Does the calculator include all buying costs?
No. It focuses on transfer duty. You'll also need to allow for legal fees, 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.
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