Buying a home in New South Wales? Don’t forget about stamp duty!
Our house loan stamp duty calculator helps you work out exactly how much you’ll need to pay when purchasing property. Simply enter your property price and location to get instant results.
This tool is especially helpful for understanding first-home buyer stamp duty limits and potential savings in your state.
Stamp duty can cost thousands of dollars, so it’s important to include it in your budget from the start.
Whether you’re eligible for exemptions or concessions, our calculator shows you the real costs. Plan your property purchase properly and avoid surprises at settlement time.
NSW Stamp Duty Calculator 2026
Calculate transfer duty in New South Wales for owner-occupiers, investors, first home buyers, and foreign purchasers. Updated for 2025–26 rates.
NSW uses a marginal bracket system. You only pay the higher rate on the portion of the price within each bracket — not on the full amount.
Value Range
Base Duty
Marginal Rate
$0 – $17,000
$0
$1.25 per $100
$17,001 – $37,000
$212
$1.50 per $100
$37,001 – $99,000
$512
$1.75 per $100
$99,001 – $372,000
$1,597
$3.50 per $100
$372,001 – $1,240,000
$11,152
$4.50 per $100
$1,240,001 – $3,721,000
$50,212
$5.50 per $100
$3,721,001+
$186,762
$7.00 per $100 (premium)
Source: Revenue NSW. Effective 1 July 2025. Premium property duty threshold is CPI-indexed annually.
First Home Buyer Rules — New South Wales
NSW offers the First Home Buyers Assistance Scheme (FHBAS). Eligible buyers can receive a full exemption or sliding-scale concession on transfer duty.
Full Exemption
Up to $800k
Established homes
Concession Ceiling
$1,000,000
Sliding scale $800k–$1M
Vacant Land Exemption
Up to $350k
Ceiling $450,000
First Home Owner Grant
$10,000
New homes up to $600k
Residency Required
12 months
Must move in within 12 months
Citizenship
AU / PR
Must be citizen or PR
To qualify for the NSW FHBAS you must:
Be an Australian citizen or permanent resident
Have never owned property in Australia before
Intend to live in the property as your principal place of residence
Move into the property within 12 months of settlement
Live in the property continuously for at least 12 months
Foreign Buyer Surcharge — NSW
Surcharge Rate
9%
Increased from 8% — 1 Jan 2025
Applies To
Residential property
All foreign purchasers
Calculated On
Full dutiable value
On top of standard duty
Foreign buyers in NSW pay a 9% surcharge on the dutiable value of residential property, in addition to standard transfer duty. The surcharge increased from 8% to 9% from 1 January 2025. Select "Foreign Buyer" above to see this calculated.
Special Rules — New South Wales
Premium property duty applies on properties above $3,721,000 at $7.00 per $100 on the excess. This threshold is CPI-indexed annually and applies to residential property only.
Off-the-plan purchases receive a duty deferral of up to 12–15 months (not a reduction). Duty is calculated on the dutiable value at the time of contract.
Foreign buyer surcharge increased from 8% to 9% effective 1 January 2025 — one of the highest rates in Australia.
The NSW First Home Buyer Choice (property tax option) was repealed on 1 July 2023. Buyers can no longer opt into an annual property tax instead of stamp duty for contracts signed after this date.
Stamp Duty at Popular Property Prices — NSW
Click any price below to instantly load it into the calculator above (owner-occupier, no concessions).
$400,000
$13,490
3.37% effective
$500,000
$16,990
3.40% effective
$600,000
$21,490
3.58% effective
$750,000
$28,240
3.77% effective
$900,000
$35,740
3.97% effective
$1,000,000
$40,490
4.05% effective
$1,250,000
$51,490
4.12% effective
$1,500,000
$65,240
4.35% effective
How NSW Compares to Other States — $750,000 Property
NSW transfer duty is calculated on a marginal bracket system from $1.25 to $5.50 per $100. On a $750,000 property, an owner-occupier pays approximately $28,240. Premium duty of $7.00 per $100 applies above $3,721,000.
First home buyers in NSW can receive a full exemption on properties up to $800,000 under the First Home Buyers Assistance Scheme (FHBAS). A sliding-scale concession applies on properties between $800,001 and $1,000,000. Above $1,000,000, no concession is available and full duty is payable.
Foreign purchasers pay an additional 9% surcharge on the dutiable value of residential property in NSW, on top of standard transfer duty. This rate increased from 8% to 9% effective 1 January 2025 — one of the highest foreign buyer surcharges in Australia.
In NSW, transfer duty must be paid within 3 months of the contract date for existing properties, or within 3 months after completion of construction for off-the-plan purchases. Your conveyancer or solicitor arranges payment to Revenue NSW on your behalf.
Generally, stamp duty must be paid as an upfront cost separate from your deposit. Some lenders may allow you to capitalise it into your home loan if you have sufficient equity, but this increases your loan amount and total interest paid. A broker can help you understand what your lender will allow.
Properties valued above $3,721,000 in NSW attract premium duty at $7.00 per $100 on the amount above the threshold. This threshold is CPI-indexed each year and applies to residential property only.
The NSW First Home Buyer Choice scheme — which allowed eligible buyers to opt into an annual property tax instead of paying stamp duty — was repealed on 1 July 2023. Contracts signed after this date are no longer eligible. All NSW buyers must now pay transfer duty upfront.
⚠️ Important: This calculator provides estimates only based on publicly available 2025–26 NSW transfer duty rates and does not constitute financial, legal, or taxation advice. Rates, thresholds, and concession eligibility may change. Always verify your obligations with a licensed conveyancer, solicitor, or Revenue NSW before exchanging contracts. Awesome Lending Solutions | Credit Representative 407514 | awesomelendingsolutions.com.au | 02 7904 9560
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