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NSW Stamp Duty Guide

Here's everything you need to know about stamp duty in New South Wales.

Updated

Fact checked

In NSW, transfer or stamp duty is one of the bigger costs that come with buying a property (and other transactions too). Read on to learn about concessions and exemptions for first home buyers and estimate your stamp duty costs.

Work out how much stamp duty you'll pay

NSW stamp duty changes

From 1 July 2019, NSW stamp duty price brackets are now 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.

If you own or are looking to buy property in NSW, use our NSW stamp duty calculator to estimate how much you may need to pay .

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

In NSW, the First Home Buyers Assistance Scheme offers exemptions for first home buyers purchasing existing property:

  • If your property is valued at less than $650,000 you pay no transfer duty.
  • If your property is valued between $650,000 and $800,000 you can receive a discount.

If you're a first home buyer purchasing a new home or vacant land the exemptions are even more generous:

  • If your property is valued at up to $800,000 you pay no transfer duty.
  • There are concessions for properties valued at up to $1,000,000.

These extra exemptions apply for a 12-month period starting from 01 August 2020.

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

Here are some examples of the stamp duty concession:

Purchase PriceFirst Home - New Home Duty
$650,000$0
$680,000$6,267
$700,000$10,445
$720,000$14,623
$750,000$20,890
$770,000$25,068
$800,000$31,335 (no discount)

Source: Revenue NSW

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

  1. Default Gravatar
    SisterJanuary 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

  2. 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

  3. 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.

      As per NSW Revenue page, 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

  4. Default Gravatar
    LorenLorenaOctober 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 eligible criteria to qualify for 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

  5. 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.

      If you want to know if you’re eligible for the FHOG, Please see our guide.

      Hope this information helped.

      Cheers,
      Arnold

  6. Default Gravatar
    JohnAugust 5, 2017

    Stamp duty on a home is expempt I herd if you move from the city to a regional area is this true

    • Default Gravatar
      ArnoldAugust 5, 2017

      Hi John,

      Thanks for your inquiry.

      Policies may vary among different states. Please check out this government page for more info or Visit your State Revenue Office for further clarification.

      Hope this information helped.

      Cheers,
      Arnold

  7. Default Gravatar
    MairtinJuly 24, 2017

    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)

    • Default Gravatar
      JonathanAugust 3, 2017

      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 the calculating dutiable value page.

      If you are uncertain how to compute it, you can contact a tax accountant or OSR at Phone 1300 139 814* Email duties@osr.nsw.gov.au for further assistance.

      Hope this helps.

      Cheers,
      Jonathan

  8. Default Gravatar
    AnnJuly 1, 2017

    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?

    • Default Gravatar
      JonathanJuly 1, 2017

      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 guide here. Also, if you have other questions, you may refer to the local state revenue or property office for such matter.

      Hope this helps.

      Cheers,
      Jonathan

  9. Default Gravatar
    yves118May 15, 2017

    Do I need to pay GST for Stamp duty?

    • Avatarfinder Customer Care
      DeeMay 16, 2017Staff

      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

  10. Default Gravatar
    BradMay 1, 2017

    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

    • Avatarfinder Customer Care
      DeeMay 3, 2017Staff

      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

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