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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Do I need to pay GST for Stamp duty?
Hi Yves,
Thanks for your question.
You are not liable for goods and services tax (GST) when you sell your home. You also cannot claim GST credits on any costs associated with buying or selling it. This means, you cannot claim GST on stamp duty.
Cheers,
Annsy
I live in Victoria ive recently sold and planning to purchase a place in NSW . With stump duty in the state do you have to pay on the purchase as well as the sale of a property there? Thanks
Hi Brad,
Thanks for your question.
Stamp duty is a tax set by each Australian state or territory that is imposed on the purchase of assets including property.
In NSW, the purchaser of the property or the transferee is liable to pay stamp duty. The purchaser or transferee becomes liable when the sale or transfer takes place.
Cheers,
Anndy
Is the stamp duty on farming or rural land the same as for other real estate purchases?
Hi Dave,
Thanks for your question.
In NSW, the stamp duty on land depends on its intended purpose. NSW offers stamp duty exemptions for Primary production land. These are land that are dominantly intended for primary production. The exemption can be applied whether or not it is you that is undertaking the primary production activity.
You may have to contact the Office of State Revenue in NSW if you need help in identifying how much stamp duty you should be paying.
Cheers,
Anndy
I live in NSW and have an investment property (bought in 2014). I never lived in that property and never claimed FHOG grant.
If I buy new apartment as an owner-occupied property , can I apply for stamp duty exemption and FHOG grant?
Hi Joe,
Thanks for your question.
There are a number of circumstances where a buyer in NSW could be exempt from stamp duty tax for new homes. One criterion is if the value of the home is under $550,000. There are also concessions available for new homes with a value of $550,000 – $650,000. For more information on how to get stamp duty exemption, you can check our guide on this page.
For FHOG, an eligible home will be located in Australia and will be a new or established house, home unit, flat or other types of self-contained fixed dwelling that meets local planning standards. The exact specifications will depend on your state. Please read more about FHOG eligibility criteria for more information.
You may want to directly get in touch with the government agency in your area that handles FHOG to discuss your eligibility.
Cheers,
Anndy
We are buying a house, the price we are paying is less than the valuation of the home – will the stamp duty be calculated off the value price or the sale price?
Hi Madi,
Thanks for your question.
For NSW, QLD, Tasmanian, Victorian, Northern Territory and Western Australian, stamp duty is calculated based on the greater amount out of the price paid for the property and the market value or unencumbered value of the property.
Cheers,
Anndy