NSW stamp duty guide and calculator

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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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 when you're planning to buy a house or apartment, although some concessions and discounts may be available. It's very important to calculate your stamp duty costs before you buy a property.

Work out how much stamp duty you'll pay

NSW stamp duty changes

From 1 July 2019, NSW stamp duty price brackets are indexed against inflation. The figures on this page are up to date but the figures in our stamp duty estimate may not be perfectly accurate.

The NSW government is considering a "once in a generation" change to stamp duty, which will give home buyers the choice to pay either stamp duty upfront (and land tax where applicable), or to opt in to a new, smaller annual property tax instead of stamp duty.

In the meantime, if you are looking to buy property in NSW, use our NSW stamp duty calculator to estimate how much you may need to pay in stamp duty.

How is stamp duty calculated?

Stamp duty is calculated on the total dutiable value of the property subject to the transaction.

The current rates and thresholds for NSW are outlined below (if you bought your home before 01 July 2020 these rates will be slightly different):

Value of the property subject to the transactionRate of duty
$0 - $14,000$1.25 for every $100 or part of the value
$14,001 - $31,000$175 plus $1.50 for every $100 that the value exceeds $14,000
$31,000 - $83,000$430 plus $1.75 for every $10 that the value exceeds $31,000
$83,000 - $310,000$1,340 plus $3.50 for every $100 that the value exceeds $83,000
$310,000 - $1,033,000$9,285 plus $4.50 for every $100 that the value exceeds $310,000
over $1,033,000$41,820 plus $5.50 for every $100 that the value exceeds $1,033,000
Premium Property Duty: over $3,101,000 (residential property only)$155,560 plus $7.00 for every $100 that the value exceeds $3,101,000.

(Source: NSW State Office of Revenue)

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 $650,000 you pay no stamp duty (if eligible). If the home is valued between $650,000 and $800,000 you can get a discount.
  • Existing homes. If you are a first home buyer purchasing an existing home worth less than $650,000 you pay no stamp duty (if eligible). If the home is valued between $650,000 and $800,000 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 PriceStamp duty (new home)
$650,000$0
$700,000$0
$850,000$10,051.75
900,000$20,103.50

Existing home - stamp duty

Purchase PriceStamp duty (existing home)
$650,000$0
$700,000$10,402.33
$750,000$20,804.67
$850,000$33,457

Source: Revenue NSW

Who is eligible?

To qualify, you need to:

  • Be over 18 and a permanent resident or citizen
  • Have never owned a property before
  • Have never received a first home owner grant or concession before

Your stamp duty questions answered

  • Who pays stamp duty? 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.
  • When is stamp duty paid? Stamp duty becomes payable within three months from the date when the sale or transfer took place.
  • How do I pay stamp duty? The NSW Office of State Revenue accepts payment in person, via BPAY, Electronic Funds Transfer (ETF), mail or advance payment.
  • Can I apply for a refund if the sale transfer is cancelled? If your sale transfer is rescinded, the transfer is no longer liable for duty. You can apply for a refund on the NSW Revenue website.
  • What other fees are associated with stamp duty? There are others fees that come with stamp duty including a transfer fee and a mortgage registration fee.

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30 Responses

    Default Gravatar
    MeganJanuary 26, 2018

    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?

      Avatarfinder Customer Care
      JonathanFebruary 21, 2018Staff

      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

    Default Gravatar
    JamesOctober 17, 2017

    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

      Avatarfinder Customer Care
      HaroldOctober 18, 2017Staff

      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

    Default Gravatar
    WayneOctober 13, 2017

    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?

      Default Gravatar
      JonathanOctober 13, 2017

      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

    Default Gravatar
    LorenOctober 13, 2017

    How long do I need to live in the property to have first time owner free stamp duty under $650.000?

      Avatarfinder Customer Care
      JhezOctober 14, 2017Staff

      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

    Default Gravatar
    DAugust 11, 2017

    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

      Default Gravatar
      ArnoldAugust 11, 2017

      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

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