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, eligible first home buyers can get a transfer duty exemption or concession on new or existing homes valued under $1 million and vacant land under $450,000.
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 rates and thresholds for the 2026/2027 financial year (from 1 July 2026) are outlined below. Revenue NSW adjusts them each year in line with CPI changes.
| Value of the property subject to the transaction | Rate of duty |
|---|---|
| $0 - $18,000 | $1.25 for every $100 (or part) of the value (minimum $20) |
| $18,001 - $38,000 | $225 plus $1.50 for every $100 (or part of) over $18,000 |
| $38,001 - $103,000 | $525 plus $1.75 for every $100 (or part of) over $38,000 |
| $103,001 - $387,000 | $1,662 plus $3.50 for every $100 (or part of) over $103,000 |
| $387,001 - $1,290,000 | $11,602 plus $4.50 for every $100 (or part of) over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 (or part of) over $1,290,000 |
| Premium Property Duty: over $3,870,000 (residential property only) | $194,137 plus $7.00 for every $100 over $3,870,000 |
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."
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How long do I need to live in the property to have first time owner free stamp duty under $650.000?
Hi Loren,
Thank you for your comment.
One of the eligibility criteria to qualify for the First Home Owners Grant is to occupy the property as your principal place of residence within 12 months of the settlement and live in it continuously for at least six months. You may check our state-by-state guide to the First Home Owners Grant. You may also be eligible for a stamp duty exemption or concession if you qualify for the First Home Buyers Assistance Scheme under the FHOG in NSW.
Hope this helps.
Regards,
Jhezelyn
Our house n land package we have buy of the plan on april2016
But going to be completed in this September do we have to pay stamp duty
Hi D,
Thanks for your inquiry.
If you qualify for the First Home Buyers Assistance Scheme under the FHOG, you may be eligible for a stamp duty exemption or concession. The scheme includes an exemption from stamp duty for new homes valued up to $650,000 and concessions on duty for new homes valued between $650,000 and $800,000. The First Home Buyers Assistance Scheme also provides a duty exemption on vacant land valued up to $350,000 and concessions for vacant land valued between $350,000 and $450,000.
I highly recommend you read more about the FHOG eligibility to ensure you meet their qualifications.
Hope this information helped.
Cheers,
Arnold
Stamp duty on a home is expempt I herd if you move from the city to a regional area is this true
Hi John,
Thanks for your inquiry.
Policies may vary among different states. Please check out the First Home Owner Grant and stamp duty for more info or visit your State Revenue Office for further clarification.
Hope this information helped.
Cheers,
Arnold
I have an investment property in NSW in my name, part of which, I want to transfer to principal residence (My Wife and I). The investment property is back to back with our residence.
Assuming the market value of the land to be transferred is $100,000: Is stamp duty applicable to the total value (100K) or half (50k)
Hello Mairtin,
Thank you for your inquiry.
Duty is calculated on the total dutiable value of the property subject to the transaction. For more information, visit NSW’s Taxes, duties, levies and royalties page. If you are uncertain how to compute it, you can contact a tax accountant or OSR at 1300 139 814. You can also email that at duties@osr.nsw.gov.au for further assistance.
Hope this helps.
Cheers,
Jonathan
We are on DSP and thinking about selling up and using our collateral to buy a modest house to live in. We are struggling with a current mortgage and hope to be free from a loan. Will we need to pay Stamp Duty on a purchase of property under $160,000.00?
Hi Ann!
Are you in NSW state? From 1 July 2017, stamp duty concessions for first home buyers will apply both to new and established housing. First time buyers will be exempt from stamp duty for homes valued up to $650,000.
You may want to refer to our stamp duty guide to see what taxes would apply in your situation. Also, if you have other questions, you may refer to the local state revenue or property office for such matters.
Hope this helps.
Cheers,
Jonathan