NSW Stamp Duty Calculator
Calculate transfer duty and first home buyer concessions on NSW property purchases
Stamp duty (officially called transfer duty in NSW) is a state government tax on property purchases. It’s one of the largest upfront costs of buying a home and is generally payable within three months of the contract date. Use this calculator to estimate your NSW stamp duty and check if you qualify for first home buyer concessions.
NSW Transfer Duty Calculator
Always confirm the figures with Revenue NSW
Transfer duty brackets, first home buyer thresholds and concession rules are set by the NSW Government and are revised from time to time. The calculator above is an estimate to help you budget. Revenue NSW is the authority for the current figures and for whether you qualify.
How NSW Transfer Duty Is Calculated
Transfer duty in NSW is worked out on a sliding scale against the dutiable value of the property, which is the greater of what you paid and what the property is worth. The scale is progressive: each bracket applies a set percentage to the portion of value that falls above that bracket’s threshold, plus a fixed amount carried over from the brackets below it. That is why duty rises faster than the purchase price does. Duty is assessed on the property itself, so items that are not fixtures are generally excluded, and foreign purchasers can be liable for an additional surcharge on residential property. These are the general transfer duty rates published by Revenue NSW for contracts dated from 1 July 2026 (the 2026/27 rate year). The thresholds are adjusted each financial year, so always check the Revenue NSW transfer duty rates for the current year.
| Dutiable value | Transfer duty |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Residential property over $3,870,000 (premium property duty) | $194,137 plus $7.00 for every $100 over $3,870,000 |
First Home Buyer Stamp Duty Exemptions NSW
The First Home Buyers Assistance Scheme can remove transfer duty altogether for eligible first home buyers below a set property value, and reduce it on a sliding basis across a band above that value. Eligibility generally turns on the dutiable value of the property, whether any buyer has previously owned residential property in Australia, whether at least one buyer is an Australian citizen or permanent resident, and a requirement to move in within a set period after settlement and live there for a minimum time. Separate assistance can apply to newly built homes and vacant land. The value limits and the fine print change, so check the current thresholds and your eligibility on the Revenue NSW First Home Buyers Assistance Scheme page before you commit to a budget.
For contracts exchanged on or after 1 July 2023, the First Home Buyers Assistance Scheme thresholds are:
- New and existing homes: no transfer duty if the value is up to $800,000, and a concessional rate if the value is above $800,000 and below $1,000,000.
- Vacant land to build a home on: no transfer duty if the value is up to $350,000, and a concessional rate if the value is above $350,000 and below $450,000.
- Residence requirement (homes): you must move in within 12 months of settlement and live there as your principal place of residence for at least 12 continuous months.
Source: Revenue NSW First Home Buyers Assistance Scheme.
NSW Stamp Duty Worked Examples
These examples use the 2026/27 general rates above and a dutiable value equal to the purchase price.
- $750,000 home, owner-occupier or investor: $11,602 + 4.5% of ($750,000 − $387,000) = $27,937. An eligible first home buyer would pay $0, because the value is not more than $800,000.
- $900,000 home: standard duty is $11,602 + 4.5% of ($900,000 − $387,000) = $34,687. For an eligible first home buyer, the concessional duty is the duty on $1,000,000 ($39,187) multiplied by ($900,000 − $800,000) ÷ $200,000 = $19,594, a saving of $15,093.
- $1,350,000 home: $52,237 + 5.5% of ($1,350,000 − $1,290,000) = $55,537. This is the worked example published by Revenue NSW. There is no first home buyer concession at this value.
NSW Stamp Duty: Frequently Asked Questions
When do I have to pay stamp duty in NSW?
Transfer duty is generally payable within three months of the contract date. In practice, your conveyancer or solicitor usually arranges payment at or before settlement, so you need the funds ready as part of your upfront costs, alongside your deposit and legal fees.
Is stamp duty based on the purchase price?
Duty is calculated on the dutiable value, which is the greater of the price you pay and the market value of the property. For most arm’s-length purchases this is the purchase price, but a transfer between family members below market value is assessed on the market value.
Do investors pay more stamp duty than owner-occupiers?
No. Investors and owner-occupiers who are Australian citizens or permanent residents pay transfer duty on the same scale. Foreign purchasers of residential property may also have to pay a surcharge, and premium property duty applies to residential property valued above $3,870,000.
Do first home buyers pay stamp duty on a $1 million home?
Yes. Under the First Home Buyers Assistance Scheme, homes valued at $1,000,000 or more do not qualify for an exemption or concession, so standard transfer duty applies. Homes up to $800,000 are exempt for eligible buyers, and homes between $800,000 and $1,000,000 receive a concessional rate.
Is this calculator the final figure?
No. It is an estimate to help you budget. Revenue NSW assesses the duty payable, and its calculators are the authoritative check for your purchase, especially for vacant land concessions or values close to a threshold.
Plan Your Property Purchase
SB Finance helps you plan the full cost of buying a home — including stamp duty, legal fees, and loan costs. Phone: 1300 17 2346
Disclaimer: This calculator is provided as a general guide only and the results are estimates, not a quote or an offer of credit. We cannot guarantee the accuracy or currency of the figures it produces. Tax rates, stamp duty thresholds, lender rates and government rules change regularly, and the calculator may be based on outdated information. Always confirm current figures with a qualified professional or the relevant authority before making any financial decision. SB Finance (AUST) Pty Ltd accepts no liability for any reliance placed on these results.