NSW Stamp Duty Calculator 2025-26
About to make an offer? Know the government costs before you sign.
Calculate transfer (stamp) duty on property purchases in New South Wales. Includes first home buyer exemptions, foreign buyer surcharge, and full upfront cost breakdown.
NSW transfer duty varies by purchase price and buyer type. Use calculator for exact figure.
Select the question that matches where you are right now.
Your result reflects the financial position of the property scenario you entered — based on current rates, market rules, and standard calculation methods used across the Australian property industry.
Use this as a planning figure. Compare different property prices, deposit sizes, or loan terms to see how each changes the outcome. Adjust inputs in Standard or Advanced mode for more detail.
Not a bank approval, valuation, or guarantee. Lenders apply their own policies, credit checks, and property assessments beyond what any calculator can model.
Calculations use current published rates and standard formulas. All processing runs in your browser — no data is sent to any server.
Property calculations are most sensitive to the interest rate, loan amount, and time horizon. Small changes to these inputs produce the largest shifts in your result.
A 0.5% rate change on a $500k loan shifts annual interest by ~$2,500. Use Standard mode to compare fixed vs variable rate scenarios.
Extending the loan term reduces repayments but increases total interest. Interest-only periods change cash flow but not total cost. Model both in Advanced mode.
The ratio of your loan to the property value affects LMI, rate pricing, and lender appetite. Crossing the 80% LVR threshold changes the cost structure significantly.
To improve your property outcome, focus on the inputs with the highest leverage — these typically produce more impact per dollar than broad changes.
A larger deposit reduces LVR, eliminates LMI at 80%, and may unlock better rate pricing. Even $10k–$20k extra deposit can shift the cost picture.
Credit card limits and personal loans reduce borrowing capacity dollar-for-dollar. Closing unused cards before applying is one of the fastest levers.
Rate, policy, and LVR treatment vary between lenders. A mortgage broker can identify the best fit for your specific profile and property type.
Property decisions involve multiple linked calculations. Use the related calculators to model the full picture before committing.
Confirm how much a lender would approve based on your income, debts, and expenses.
Borrowing capacity →Factor in transfer duty and other upfront costs so your total cash requirement is accurate.
Stamp duty calculator →See the monthly, fortnightly, and weekly repayment at different rates and terms.
Mortgage repayment →How NSW transfer (stamp) duty is calculated
Progressive scale
NSW transfer duty is calculated on a progressive scale based on the property's dutiable value. The 2025-26 duty rates for general purchases: $0 on the first $16,000; $1.25 per $100 from $16,001–$35,000; 1.5% from $35,001–$93,000; 1.75% from $93,001–$351,000; 4.5% from $351,001–$1,161,000; 5.5% above $1,161,000. These rates are substantially higher than most other states.
| Property value | Approx stamp duty (investor) | Approx stamp duty (owner-occ) |
|---|---|---|
| $400,000 | $13,490 | $13,490 |
| $600,000 | $22,490 | $22,490 |
| $800,000 | $31,335 | $0 (FHB exempt) |
| $1,000,000 | $40,335 | $24,085 (FHB concession) |
| $1,500,000 | $67,885 | $67,885 |
| $2,000,000 | $97,135 | $97,135 |
NSW first home buyer stamp duty exemptions and concessions
First Home Buyer Assistance Scheme
NSW first home buyers purchasing existing homes valued up to $800,000 pay no transfer duty. For properties between $800,001 and $1,000,000, a concessional (reduced) rate applies. For new homes and vacant land, the exemption threshold is $800,000 and the concession threshold is $1,000,000.
Eligibility requirements
You must be an Australian citizen or permanent resident, over 18, never previously owned residential property in Australia, and must occupy the property as your principal place of residence for at least 12 months within the first 12 months of settlement.
First Home Buyer Choice (Property Tax)
NSW introduced the First Home Buyer Choice in 2023, allowing eligible first home buyers purchasing properties up to $1.5 million to opt for an ongoing annual property tax instead of paying stamp duty upfront. The annual tax is $400 plus 0.3% of the unimproved land value for owner-occupiers, and $1,500 plus 1.1% for investors. This scheme is better for those planning to sell within 5–7 years; long-term holders typically pay less with stamp duty upfront.
First Home Buyer Choice — stamp duty vs annual property tax
Stamp duty vs annual property tax comparison
Choosing between stamp duty and the ongoing property tax depends primarily on how long you plan to hold the property. For a $700,000 purchase: upfront stamp duty is approximately $26,000. Annual property tax (typical unimproved land value ~40% of purchase price) is approximately $400 + $840 = $1,240/year. Break-even is approximately 21 years.
| Hold period | Stamp duty | Property tax total (cumulative) | Better option |
|---|---|---|---|
| 5 years | $26,000 | ~$6,200 | Property tax |
| 10 years | $26,000 | ~$12,400 | Property tax |
| 15 years | $26,000 | ~$18,600 | Property tax |
| 21 years | $26,000 | ~$26,040 | Break-even |
| 25+ years | $26,000 | ~$31,000+ | Stamp duty |
Foreign buyer surcharge on NSW property
8% surcharge
Foreign persons (non-citizens and non-permanent residents), foreign corporations, and trustees of foreign trusts pay an additional Foreign Purchaser Duty of 8% on the purchase price of NSW residential properties. This is in addition to standard transfer duty. On an $800,000 purchase, the foreign buyer surcharge adds $64,000 — bringing total upfront duty to approximately $95,000.
Who is a foreign person?
A foreign person includes non-citizens without permanent residency, temporary visa holders, and most foreign corporations. Australian citizens living overseas are not foreign persons. Approved permanent residents are not foreign persons. Joint purchases where one party is a foreign person attract the surcharge on that person's interest in the property.
NSW transfer duty rate table 2025-26
NSW transfer duty is calculated progressively — you pay each rate only on the income in that bracket, not your full property value.
| Property value bracket | Rate | Duty on this portion |
|---|---|---|
| $0–$16,000 | Nil | $0 |
| $16,001–$35,000 | $1.25 per $100 | Up to $238 |
| $35,001–$93,000 | 1.5% | Up to $870 |
| $93,001–$351,000 | 1.75% | Up to $4,515 |
| $351,001–$1,161,000 | 4.5% | Up to $36,450 |
| Above $1,161,000 | 5.5% of excess | Variable |
Premium property (over $3,343,000): 7% on the excess over $3,343,000.
How and when to pay NSW transfer duty
Lodgement deadline
For contracts dated after 1 July 2016, transfer duty must be paid within 3 months of the contract date (not the settlement date) for existing homes. For off-the-plan purchases used as the principal place of residence, payment is deferred until 12 months after the contract date or completion, whichever is earlier. Late payment attracts interest at the market rate set by Revenue NSW plus a penalty of up to 25% of the duty unpaid.
Who lodges the return
Your solicitor or licensed conveyancer typically lodges the duty assessment electronically through Revenue NSW's Electronic Duties Return (EDR) system, then arranges payment from settlement funds. Self-represented buyers can lodge directly via the Revenue NSW portal, but this is rare for residential property because settlement coordination is more complex without a legal representative.
Stamping the transfer
Once duty is paid, Revenue NSW marks the transfer instrument as duty-paid. NSW Land Registry Services (LRS) will not register the transfer of title until this stamping is complete, which means you do not legally own the property until duty has been settled.
Total NSW property purchase costs beyond stamp duty
Government fees
Beyond transfer duty, NSW buyers also pay LRS transfer registration ($170.10 in 2025–26), mortgage registration ($170.10), and a title search fee (~$15). For a typical purchase these add roughly $350–$400.
Legal & professional
Conveyancing or solicitor fees range from $1,500 to $3,500 depending on whether the property is leasehold, strata, or freehold. Building and pest inspections typically cost $400–$700 combined, and strata reports add a further $250–$400 if you are buying a unit.
Lender costs
If you are borrowing more than 80% LVR, Lenders Mortgage Insurance (LMI) is the largest hidden cost — typically 1.5–4% of the loan amount. On an $800,000 purchase with 90% LVR ($720,000 loan), LMI is roughly $15,000–$20,000. The LVR Calculator shows whether you avoid LMI by saving a larger deposit.
Worked example — $800k Sydney apartment
Standard buyer: $31,335 transfer duty + $340 LRS fees + $2,500 conveyancing + $600 inspections + $300 strata search = approximately $35,075 in non-deposit cash needed at settlement.
NSW transfer duty worked examples 2025-26
| Purchase price | Standard buyer | First home buyer | Foreign person (incl. 8% surcharge) |
|---|---|---|---|
| $500,000 | $17,990 | $0 (exempt) | $57,990 |
| $650,000 | $24,740 | $0 (exempt) | $76,740 |
| $800,000 | $31,335 | $0 (exempt) | $95,335 |
| $900,000 | $35,835 | $16,500 (concession) | $107,835 |
| $1,000,000 | $40,335 | $24,085 (concession) | $120,335 |
| $1,250,000 | $54,210 | $54,210 | $154,210 |
| $1,500,000 | $67,885 | $67,885 | $187,885 |
| $2,000,000 | $97,135 | $97,135 | $257,135 |
| $3,000,000 | $157,135 | $157,135 | $397,135 |
Above the $3,343,000 premium property threshold, the marginal rate becomes 7% — for example, a $4,000,000 purchase carries approximately $203,135 in transfer duty.
How NSW transfer duty compares to VIC, QLD, and other states
NSW is the second-most expensive state for transfer duty
On a typical $750,000 owner-occupier purchase, NSW transfer duty is approximately $29,085 — slightly higher than Queensland ($19,600 with FHB concession applied differently) but lower than Victoria ($40,070 at the same price point without concessions). South Australia and Western Australia sit between QLD and NSW for mid-range purchases.
| State | Approx duty on $750k | FHB threshold (full exemption) | FHB threshold (concession) |
|---|---|---|---|
| NSW | $29,085 | $800,000 | $1,000,000 |
| VIC | $40,070 | $600,000 | $750,000 |
| QLD | $19,600 | $700,000 | $800,000 |
| WA | $26,790 | $450,000 | $600,000 |
| SA | $35,080 | $0 (no exemption) | n/a |
| ACT | $22,720 | $0 (income-tested concession) | n/a |
For interstate comparison see our VIC stamp duty calculator. Note that ACT is phasing out stamp duty entirely over a 20-year period in favour of higher land tax — buyers in 2025-26 pay around 60% of the pre-reform rate.
NSW transfer duty on off-the-plan and new property purchases
Deferred duty for owner-occupiers
If you sign an off-the-plan contract for a residence you intend to live in (your principal place of residence), you may defer transfer duty payment for up to 12 months from the contract date or until completion, whichever is earlier. The 12-month deferral does not reduce the duty owed — it only delays payment, easing cash-flow during the construction period.
Investor off-the-plan is not deferred
Investors and foreign purchasers do not qualify for the deferral and must pay duty within the standard 3-month window. This is one reason holdings costs on investor off-the-plan stock are higher than headline purchase price suggests.
New home FHB threshold
First home buyer exemptions on new homes match the existing-home thresholds ($800,000 full exemption, $1,000,000 concession cut-off). Vacant land for a first home has separate thresholds of $400,000 (full exemption) and $500,000 (concession cut-off), with the buyer required to build and occupy within 12 months of settlement.
NSW transfer duty on inherited property, gifts, and family transfers
Inherited property
Transfers under a deceased estate to a beneficiary named in the will incur only nominal duty ($50 plus standard registration fees), even if the property's market value is millions of dollars. The transfer must be in line with the terms of the will or, where there is no will, the intestacy rules under the Succession Act 2006 (NSW).
Marriage and de-facto breakdown
Transfers between spouses or former spouses pursuant to a binding financial agreement, a court order, or an arbitration award under the Family Law Act 1975 are exempt from transfer duty in NSW. This applies to both married and de-facto relationships.
Gifts to family
Genuine gifts of property between living people are NOT exempt. Even if no money changes hands, transfer duty is calculated on the property's market value at the date of the transfer. Common scenarios: parents gifting a home to adult children, or restructuring ownership between relatives.
Transfers between spouses (during the marriage)
Adding a spouse to title of the principal place of residence may attract nominal duty only ($50), provided strict conditions are met under the Spouse Transfer concession. Investment property transfers between spouses do attract full transfer duty on the transferred share.
NSW transfer duty on commercial and non-residential property
Same duty scale
Commercial property transfer duty uses the same progressive rate schedule as residential — there is no separate commercial scale in NSW. However, commercial buyers are not eligible for First Home Buyer exemptions, the FHB Choice annual property tax, or owner-occupier concessions.
Landholder duty
Acquiring more than 50% of a company or trust that holds NSW land worth $2 million or more triggers landholder duty at the same residential rates on the underlying land value. This applies even when the share/unit transfer is otherwise duty-free, and is designed to prevent stamp duty avoidance through corporate vehicles.
Surcharge land tax on foreign owners
Beyond the 8% transfer duty surcharge, foreign persons holding NSW residential land also pay an annual surcharge land tax of 5% (2025) on the unimproved land value. Commercial property held by foreign persons is not subject to this annual surcharge.
NSW transfer duty reforms and recent threshold changes
1 July 2023 — First Home Buyer Choice abolished
The Minns Labor government repealed the First Home Buyer Choice (annual property tax option) for contracts signed on or after 1 July 2023, replacing it with expanded full and concessional exemptions under the First Home Buyer Assistance Scheme.
1 July 2023 — FHB Assistance Scheme thresholds raised
The full exemption threshold rose from $650,000 to $800,000, and the concession cap rose from $800,000 to $1,000,000. These thresholds apply to contracts dated on or after 1 July 2023 and remain in force for the 2025-26 year.
1 January 2018 — Foreign Purchaser Duty surcharge increased
The surcharge on foreign buyers rose from 4% to 8%, where it remains in 2025-26. From 1 July 2025, surcharge land tax also increased from 4% to 5% per annum on residential holdings.
Indexation of thresholds
Unlike federal income tax thresholds, NSW stamp duty thresholds and rates are NOT automatically indexed for inflation. Changes are made by legislation and budget announcements only. The current rates have been in place since 1 February 2024.
Legal strategies to minimise NSW transfer duty
Use first home buyer exemptions fully
If both members of a couple have never owned property in Australia, both should be on title — the exemption applies regardless of how many eligible buyers are on the contract. Some couples mistakenly put only one name on title, losing the joint benefit.
Buy below the threshold
For first home buyers, the difference between an $800,000 purchase (zero duty) and an $805,000 purchase (around $1,650 of concessional duty) is small but real. Where the choice is close, negotiating slightly below the threshold is worth the conveyancing effort.
Vacant land plus build
FHB exemptions on vacant land have lower thresholds ($400k full / $500k concession) but the home you build does not attract transfer duty on the construction cost — only the land. Buying land at $380,000 and building a $400,000 home costs less duty than buying a $780,000 finished home, in cases where you can deal with the construction timeline.
Off-the-plan as PPR
If you can wait, owner-occupier off-the-plan defers duty for up to 12 months, freeing up cash for the deposit and giving you time to refinance after completion. This isn't a reduction in duty owed — but the time value of money matters at 4-5% interest rates.
Time the contract carefully
Recent threshold changes (most recently 1 July 2023) demonstrate that thresholds can shift abruptly. If a state budget signals coming reforms, dating a contract a day either side of the change can have meaningful consequences. Always check Revenue NSW for the current rules at the time you exchange.
❓ Frequently asked Frequently asked questions about NSW transfer duty
How much is stamp duty on a $600,000 property in NSW?
For a standard purchase (non-first-home-buyer, owner-occupier or investor), the stamp duty on a $600,000 NSW property is approximately $22,490. First home buyers purchasing at $600,000 pay zero duty (below the $800,000 exemption threshold).
Is stamp duty different for investors vs owner-occupiers in NSW?
The base transfer duty rate is identical for investors and owner-occupiers in NSW — unlike QLD and VIC which have different rates. First home buyer exemptions and concessions only apply to owner-occupiers who will reside in the property.
Can I avoid stamp duty as a first home buyer in NSW?
First home buyers purchasing properties valued up to $800,000 pay zero transfer duty. For properties $800,001–$1,000,000, a concession applies. Alternatively, eligible buyers can opt for the First Home Buyer Choice (annual property tax) instead of upfront stamp duty.
When is stamp duty paid in NSW?
Transfer duty must be lodged and paid with NSW Revenue within 3 months of entering a contract for established homes, or 3 months of settlement for new properties. Your solicitor or conveyancer typically manages this as part of settlement.
What is the foreign buyer surcharge in NSW?
Foreign persons pay an additional 8% surcharge on the purchase price of NSW residential property, on top of standard transfer duty. On an $800,000 purchase, this adds $64,000 in additional duty.
Is stamp duty tax-deductible in NSW?
For owner-occupied properties, no — stamp duty is added to the cost base for capital gains purposes only and is not deductible against income. For investment properties, transfer duty is also non-deductible immediately but forms part of the property's CGT cost base, reducing eventual capital gain when sold. Rental investors should use the capital gains tax calculator to model the impact at sale.
Do I pay stamp duty on a deceased estate transfer in NSW?
Generally no — transfers of property to a beneficiary in accordance with the terms of a will (or under intestacy rules) attract only a nominal duty of $50 plus standard land registration fees. The market value of the inherited property is not used to calculate transfer duty in this case.
Is there a stamp duty refund if a sale falls through in NSW?
Yes — if a contract is rescinded or terminated without completion, you can apply to Revenue NSW for a refund of duty paid, generally within 12 months of the rescission. Refunds are not automatic; the application must include supporting evidence such as the termination notice and proof of payment.
Can I include stamp duty in my mortgage in NSW?
Not directly — stamp duty must be paid from your own funds at settlement. However, if you have sufficient equity or a larger deposit than required, you can structure your loan so the deposit covers stamp duty effectively. Most lenders consider stamp duty separately from the loan-to-value ratio. The borrowing capacity calculator models the cash-on-hand requirement.
Does NSW have a stamp duty concession for pensioners?
NSW does not have a dedicated pensioner concession for transfer duty on the principal place of residence. However, the Seniors Property Card and various local council rates concessions may apply once you have purchased. Some retirees access the broader FHB Choice if they have never previously owned property in Australia.
How does NSW transfer duty compare to Victoria?
For a typical $750,000 owner-occupier purchase, NSW transfer duty is approximately $29,085, while Victoria's land transfer duty on the same purchase is roughly $40,070 (before any concessions). Victoria's rates are higher in the mid-range but VIC's first home buyer concession threshold ($750,000) sits below NSW's ($1,000,000 concession ceiling).
Can I split a property purchase to reduce NSW stamp duty?
No — splitting a single transaction across multiple contracts or buyers to avoid the higher progressive brackets is considered duty avoidance and may be subject to anti-avoidance provisions under the Duties Act 1997 (NSW). Genuine multi-party purchases (e.g. joint tenants) are taxed on the full property value, not per-share, with the duty bill apportioned by ownership share.
Where these figures come from
Property and mortgage figures on this page are drawn from the Reserve Bank of Australia (rate data), APRA (serviceability and lending rules), the ATO (CGT and rental rules), and State Revenue Offices (stamp duty).
- Mortgage & variable-rate data — RBA — Lenders' Interest Rates (F6).
- Lending serviceability buffer (3%) — APRA — Prudential Practice Guide APG 223.
- Capital gains tax & main residence — ATO — Capital gains tax.
- Negative gearing & rental income — ATO — Rental properties.
- Stamp duty (NSW example) — Revenue NSW — Transfer duty.
- First Home Owner Grant schemes — FirstHome.gov.au.
Last checked: April 2026. Rates and thresholds are reviewed against the source of record each November, when annual adjustments for the following tax year are published.