NSW stamp duty calculator & guide
Find out how much stamp duty home buyers have to pay in NSW and use our calculator to estimate your costs.
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Key takeaways
- Stamp duty, or transfer duty as it's called in NSW, is a tax that is paid when you buy property.
- It can add tens of thousands of dollars on top of the cost of your home loans, so it's worth calculating it beforehand so you're prepared.
- In NSW, there are exemptions and concessions for first home buyers buying new homes or vacant land.
How much is stamp duty in NSW?
In NSW, transfer or stamp duty is one of the bigger costs that come with buying a property. Stamp duty can add tens of thousands of dollars to your budget. You can use the NSW stamp duty calculator below to estimate this cost.
How to use the NSW stamp duty calculator
- Enter your property value (or an estimate).
- Pick your state or territory.
- Select Live-in (if you're buying a home), Investment (for an investment property) or Vacant land (if building on a vacant lot).
- If you've never owned a home before select Yes for First Home Buyer (you may get a stamp duty discount).
The results of the stamp duty calculator are a guide only and may not take into consideration every exemption and concession available to you.
How is stamp duty calculated?
Stamp duty is calculated on the total dutiable value of the property. This is usually the price you pay for the property or the market value of the property - whichever is higher.
The current rates and thresholds for NSW are outlined below:
| Value of the property subject to the transaction | Rate of duty |
|---|---|
| $0 - $17,000 | $1.25 for every $100 (or part) of the value |
| $17,001 - $36,000 | $212 plus $1.50 for every $100 (or part of) over $17,000 |
| $36,001 - $97,000 | $497 plus $1.75 for every $100 (or part of) over $36,000 |
| $97,001 - $364,000 | $1,564 plus $3.50 for every $100 (or part of) over $97,000 |
| $364,001 - $1,212,000 | $10,909 plus $4.50 for every $100 (or part of) over $364,000 |
| Over $1,212,000 | $49,069 plus $5.50 for every $100 (or part of) over $1,212,000 |
| Premium Property Duty: over $3,636,000 (residential property only) | $182,389 plus $7.00 for every $100 over $3,636,000 |
NSW Stamp duty exemptions for first home buyers
The First Home Buyers Assistance scheme provides first home buyers with exemptions from transfer duty (stamp duty) on new and existing homes:
- New homes. If you are buying a new home worth less than $800,000 you pay no stamp duty (if eligible). If the home is valued between $800,000 and $1 million you can get a discount.
- Existing homes. If you are a first home buyer purchasing an existing home worth less than $800,000 you pay no stamp duty (if eligible). If the home is valued between $800,000 and $1 million you can get a discount.
- Vacant land. If you buy vacant land under $350,000 then you pay no stamp duty. Between $350,000 and $450,000 you can get a discount on the duty.
New home - stamp duty
| Purchase Price | Stamp duty (new home) | Savings |
|---|---|---|
| $650,000 | $0 | $23,779 |
| $700,000 | $0 | $26,029 |
| $850,000 | $9,882.25 | $22,896.75 |
| $900,000 | $19,764.50 | $15,264.50 |
Existing home - stamp duty
| Purchase Price | Stamp duty (existing home) | Savings |
|---|---|---|
| $650,000 | $0 | $23,779 |
| $700,000 | $0 | $26,029 |
| $750,000 | $0 | $28,279 |
| $850,000 | $9,882.25 | $22,896.75 |
Who is eligible?
To qualify, you need to:
- Be purchasing a new or existing home, or vacant land, in NSW
- Be over 18 and a permanent resident or citizen
- Have never owned or co-owned a property before
- Meet the requirements for living in the property
Our expert says: Be clear on eligibility for exemptions
"The First Home Buyer's Assistance Scheme in NSW has specific criteria around how you use the property you buy. It's important to be across the eligibility criteria before you get the shock of thousands of dollars added to your expenses.
To be eligible for the NSW stamp duty exemption or concessions, you (or one of the eligible buyers) must move into the home within 12 months of settlement. You/they must live in the property as your main place of residence with at least 12 continuous months. Unless you're part of the Australian Defence Force, as the residential requirements do not then apply."
More questions about stamp duty in NSW
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In NSW if you own an investment property – 30/70 with spouse and one spouse transfers their 30% share to the other spouse to have 100% share – is the stamp duty payable 100% of the value of property or 30% of the value of property since only 30% is being transferred/sold?
Hi Carla,
You generally only need to pay stamp duty on the proportion of property that is being transferred. As the 70% you already own has already been processed and stamp duty applied, or you’ve been eligible for a waiver, this part of the transaction does not require stamp duty to be paid. In your scenario, 30% is being transferred, therefore it’s likely you’ll only be charged for 30% of the property’ value.
Hope this helps!
My wife and I live in NSW. We are parting and she is returning to her home country.
My wife wants to gift her half of our prime residence joint property to me, so that only I appear on the title.
Our propery is valued at 400/500K.
How much stamp duty will I pay for this gift?
Hi Duncan,
For this situation, it’s probably best to speak to a conveyancer or lawyer, as in some circumstances of relationship break-ups stamp duty may not be payable.
Thanks,
Rebecca
My sister and I inherited the family home in the late 1990’s. She has asked me to buy her Half share of the property. It will be a simple transaction , price has been agreed and she will be taken off the title. The house is in NSW it is not a first home.
Will I have to pay stamp duty?
Hi Megan, thanks for your inquiry. According to the official definition for Stamp Duty in NSW, I believe you will have to pay stamp duty.
“You are liable to NSW stamp duty if you are involved in a sale or transfer of land (including improvements) or a business in NSW.
A liability for stamp duty arises when the sale or transfer occurs and it is immaterial whether or not the transaction is effected by a written instrument or by other means, including electronic means.”
Hope this helps.
Thanks,
Jonathan
We are buying a unit off the plan and are downsizing which won’t b finished until July 2018 why do we have to pay stamp duty before that time is there any benefits for older people
Hi James,
Thank you for your inquiry.
Generally, stamp duty becomes payable within three months from the date in which the liability arose. If the property is purchased off-the-plan, the stamp duty must be paid within three months from the date of the completion of the agreement or the assignment of the purchaser’s interest in the agreement.
I hope this information has helped.
Cheers,
Harold
If I am purchasing residential property in NSW (not off the plan) when does Stamp Duty become payable? Is it 3 months after completion or 3 months after contract exchange?
Hello Wayne,
Thank you for your inquiry.
According to NSW’s taxes, duties, levies, and royalties, duty must be paid within three months from the liability arising. This arises when the sale or transfer occurs.
You can check the above link for further information.
Hope this helps.
Cheers,
Jonathan