Stamp duty calculator NSW
Stamp duty and how it works
Don’t quite understand stamp duty? Selling Houses Australia host Andrew Winter explains it in more detail here
Andrew Winter
Home Loans
Video Transcript
Hi, I’m Andrew Winter, host of Selling Houses Australia.
As someone who’s no stranger to the homebuying process, I’m well aware of what kinds of costs
I’ll have to deal with if I buy a property. But there are plenty of homebuying costs that
can catch first home buyers unawares, and the largest of these will typically be your transfer
duty – or ‘stamp duty’ as it’s often called. Stamp duty is a government tax that’s charged
whenever legal ownership of a property is transferred between two parties as part of a sale.
It’ll often cost the buyer – that’s you! – thousands, or even tens of thousands of dollars,
so it’s definitely a cost worth keeping in mind, and budgeting generously for.
Now, each state and territory charges different amounts of stamp duty on
different property value thresholds. So, you’ll need to make sure you’ve
looked at the specific rates and thresholds for where you live, to get an accurate idea
of what your stamp duty bill could look like. When it comes time to pay your stamp duty
which will usually be at settlement – you’ll typically be paying it completely out of pocket. Ouch.
The only exceptions I’d point out would be first home buyers, who are often eligible
for some sort of stamp duty discount or exemption. But even those aren’t guaranteed – you’ll need to
check what’s on offer in your state or territory, as well as with your conveyancer in order to
figure out the applicable government fees. Luckily, Compare the Market can help you
both understand how stamp duty is charged where you live, and then calculate your
payable stamp duty once you’re ready to buy. Their home loan comparison tool lets you specify
the property you’d like to buy, along with what you’re planning on using it for and your
particular buying circumstances, and then tells you how much stamp duty you’d pay on the purchase.
So, whether you’re a first home buyer or a seasoned property expert, Compare the Market
can help you with your next property journey – they make it as easy as comparing home loans.
Our stamp duty calculator
Expert tips for stamp duty in New South Wales
As General Manager of Money at Compare the Market, Stephen Zeller wants to help first homebuyers understand what their upfront property buying costs might look like, as well as reduce them where possible. With that in mind, here are his top three tips regarding stamp duty in New South Wales:
Stephen Zeller
General Manager – Money
Get your calculations right
Stamp duty charges will differ depending on where you’re buying real estate in Australia. When calculating your stamp duty, make sure you’re using the right set of state-based or territory-based rates and concessions, otherwise you could be in for a nasty surprise when it comes time to pay your transfer duty.
Remember to factor in stamp duty
Don’t forget stamp/transfer duty when factoring in the total funds needed to buy a home, as this can often be overlooked.
We’re here to help!
Use our stamp duty calculators to get an indication of the costs that may be applicable to your scenario. If you’re unsure how much stamp duty you may need to pay, feel free to contact us and one of our Home Loan Specialists will be able to assist you.
How does stamp duty work in New South Wales (NSW)?
Stamp duty, or transfer duty, is a state tax payable in NSW when ownership of a property changes. It’s calculated on the property’s dutiable value, which is the higher of the purchase price and market value, with tax rates generally increasing as property value rises.
Most home purchases attract stamp duty, although some buyers may qualify for exemptions or concessions depending on their circumstances. This can include eligible first home buyers, transfers of a primary home between married or de facto partners, certain pensioners and inherited properties.
Standard transfer duty rates generally apply to residential properties valued below the premium threshold, set at $3,721,000 for the 2025–26 financial year. For residential properties above this, premium transfer duty rates apply.
The transfer duty rates and thresholds are reassessed every year by the NSW government to ensure they’re moving in line with any changes to Australia’s consumer price index. To get a better idea of what you might pay, you can use our stamp duty calculator built into our home loan comparison tool.
How is stamp duty calculated in NSW?
Stamp duty is calculated using a progressive sliding scale, meaning the amount you pay increases as the property price goes up. In NSW, rates start at 1.25% and rise to 5.5% for properties valued more than $1.24 million. For high-value homes, a higher 7% rate applies to the portion above the premium threshold of $3,721,000.
The current standard and premium stamp duty rates in NSW (as of May 2026) are listed in the table below:1
| Property value | Transfer duty rate |
|---|---|
| $0 to $17,000 | 1.25% (minimum $20) |
| $17,000 to $37,000 | $212 plus 1.5% of the amount over $17,000 |
| $37,000 to $99,000 | $512 plus 1.75% of the amount over $37,000 |
| $99,000 to $372,000 | $1,597 plus 3.5% of the amount over $99,000 |
| $372,000 to $1,240,000 | $11,152 plus 4.5% of the amount over $372,000 |
| Over $1,240,000 | $50,212 plus 5.5% of the amount over $1,240,000 |
| (Premium) Over $3,721,000 | $186,667 plus 7% of the amount over $3,721,000 |
| Source: Revenue NSW; Accessed May 2026. | |
To put this in perspective, let’s say you buy a home for $600,050. According to the duty rate brackets above, this means you’d pay an $11,152 base rate plus 4.50% of the extra $228,050 (the difference between $600,050 and $372,000). This would bring the total stamp duty to $21,414.25 on your property purchase.
However, it’s important to note that your house-buying costs don’t end there – you may also need to budget for expenses such as:
- conveyancing
- building and pest inspections
- mortgage application fees
- lender’s mortgage insurance (if your deposit is less than 20% of the total property value)
- any other applicable costs.
What types of property does stamp duty apply to in New South Wales?
Stamp duty is payable on the purchase and transfer of various property types. You’ll typically pay stamp duty if you’re purchasing:
- residential property
- holiday homes or secondary residences
- vacant land
- commercial properties
- industrial properties.
You may also need to pay transfer duty when you acquire land, or an interest in land, without buying it. For example:
- a declaration of trust
- a gift, or
- a transaction affecting a change in the beneficial ownership of a property.
However, depending on your circumstances, you may be eligible for stamp duty concessions or even a full stamp duty exemption.
Exemptions and concessions are usually based on the property price but can also be granted under special circumstances, such as inheriting a deceased estate, transferring property between married or de facto couples or purchasing a first home.
Who has to pay stamp duty in New South Wales (NSW)?
Anyone purchasing property in NSW generally has to pay stamp duty unless they’re eligible for an exemption. The buyer is responsible for paying stamp duty, not the seller, and it can apply to a range of situations such as buying an established home or apartment (whether owner-occupied or an investment), buying vacant land, or receiving a gifted property where ownership is transferred without money changing hands.
Do first home buyers pay stamp duty in New South Wales (NSW)?
Yes, first home buyers generally have to pay stamp duty in NSW. However, they may be eligible for a full or partial transfer duty exemption on new or existing homes valued at up to $1 million, or on vacant land valued at up to $450,000, under the NSW First Home Buyers Assistance Scheme (FHBAS).2
These stamp duty breaks depend on the value of the property and whether you’re buying a home or land.
The NSW stamp duty exemptions and concessions for the eligible first home buyers (as of May 2026) are listed below:
| New homes/existing home | Vacant land |
|---|---|
|
|
To be eligible for FHBAS, you’ll generally need to move into the property within 12 months of settlement for an existing home, or within 12 months of completion for a newly built home, and then live in it for at least 12 continuous months.
Are there stamp duty concessions or exemptions in New South Wales (NSW)?
Yes. NSW offers several stamp duty concessions and exemptions based on the type of buyer, property value and how the property is transferred. These can include full exemptions, partial concessions or nominal duty, depending on your situation.
Key stamp duty concessions and exemptions include:
- First Home Buyer Assistance Scheme (FHBAS): First home buyers may qualify for a full exemption or a concessional rate of transfer duty under FHBAS. The scheme applies to new and existing homes and vacant land, though different thresholds apply. If you buy vacant land and plan to build on it later, stamp duty is generally calculated on the land only, resulting in significant savings in stamp duty costs compared to buying an established property.
- Family transfers: Properties transferred between family members may qualify for an exemption on stamp duty. This includes transfers between married or de facto couples where the property being transferred is the family home or vacant land intended for the family home. It also includes transfers between married or de facto couples following a relationship breakdown.
- Beneficiaries of a deceased estate: If you inherit property under a will – or through intestacy when there is no will – a concessional stamp duty rate of $100 may apply, provided eligibility requirements are met.
Will I pay stamp duty on land in New South Wales?
Yes. You generally need to pay stamp duty if you buy vacant land of any kind, whether residential, commercial or industrial. You could be eligible for an exemption if the land’s market value is less than $350,000, or a stamp duty concession if it’s valued $350,000 to $450,000.
It’s worth noting that you may still need to pay stamp duty if you acquire land as a gift or through a trust. In these cases, duty is assessed on the current market value of the land, not the amount paid.
Am I subject to stamp duty if I’m purchasing property in New South Wales (NSW) from overseas?
Yes. If you’re classified as a foreign buyer, you generally need to pay standard stamp duty as well as an additional surcharge purchaser duty of 9% when buying residential property in NSW.3 This applies to foreign individuals, companies and trusts.
You’re considered a foreign person if you’re not an Australian citizen or permanent resident. However, New Zealand citizens (holding a subclass 444 visa) or those who have a valid 309 or 820 partner provisional visa are exempt from paying the surcharge purchaser duty, subject to certain conditions.
For full eligibility details and exemptions, check the NSW Government’s guidance on foreign purchaser duty.
How do you pay stamp duty in New South Wales (NSW)?
In NSW, stamp duty is usually paid by the buyer and is often arranged by a solicitor or conveyancer at settlement. Payment is made to Revenue NSW using the details provided on the Duties Notice of Assessment.
After you sign a contract or lodge a transaction, you’ll usually receive a Duties Notice of Assessment from Revenue NSW. This notice sets out how much stamp duty you need to pay, explains how the duty was calculated, outlines any concessions or exemptions applied, and confirms the available payment methods, reference details, and the date payment is due.
Stamp duty must be paid by the due date shown on the Duties Notice of Assessment. If payment is delayed, interest can accrue from the due date until Revenue NSW receives the funds.
If you’re using a solicitor or conveyancer, they will usually manage this process on your behalf and ensure payment is made correctly and on time.
When is stamp duty payable in New South Wales?
Stamp duty must be paid within three months of signing the contract for the sale, or by settlement, whichever comes first.
However, if you make an off-the-plan purchase (that is, property that’s not yet built), you may be able to delay paying stamp duty for up to 12 months.
That being said, stamp duty will typically be paid on or before the settlement day by your solicitor or conveyancer if the property purchase involves a home loan.
Where do I pay stamp duty in New South Wales (NSW)?
Stamp duty in NSW is paid to Revenue NSW after you receive your Notice of Assessment, which outlines the total amount payable and the due date. Payment can be made by electronic funds transfer or BPAY, and usually needs to be paid in full.
Most property buyers pay stamp duty as part of the property settlement process, with their solicitor or conveyancer handling the payment on their behalf. For further information on how to pay your stamp duty and how non-payment could affect you, please check with Revenue NSW.
Meet our home loans expert, Stephen Zeller
Stephen has more than 30 years of experience in the financial services industry and holds a Certificate IV in Finance and Mortgage Broking. He’s also a member of both the Australian and New Zealand Institute of Insurance and Finance (ANZIIF) and the Mortgage and Finance Association of Australia (MFAA).
Stephen leads our team of Mortgage Brokers, and reviews and contributes to Compare the Market’s banking-related content to ensure it’s as helpful and empowering as possible for our readers.
Want to know more about home loans?
1 Revenue NSW, Transfer duty. Accessed May 2026.
2 Revenue NSW, First Home Buyers Assistance scheme. Accessed May 2026.
3 Revenue NSW, Surcharge purchaser duty. Accessed May 2026.