NSW Stamp Duty Calculator 2026
Calculate stamp duty on your New South Wales property purchase with current 2025–26 rates and first home buyer concessions.
On a $800,000 property in NSW, you'll pay approximately $30,412 in stamp duty (2025–26 rates). First home buyers pay $0 if the property is under $800,000.
Calculate Your NSW Stamp Duty
Toggle to see stamp duty concessions
Cost Breakdown
Range: $1,100 – $3,300
Range: $22,512 – $24,712
Estimates only. Actual costs may vary. Consult a licensed conveyancer or settlement agent for accurate quotes.
How Stamp Duty Works in New South Wales
Stamp duty in New South Wales is calculated using progressive brackets, similar to income tax. You pay a higher percentage on the portion of the property price that falls into each successive bracket. Rates range from 1.25% on the first $17,000 up to 7% on amounts over $3,721,000.
NSW stamp duty is administered by Revenue NSW. The duty is payable within three months of exchanging contracts, and your conveyancer typically handles the payment as part of the settlement process. Since 2019, all residential settlements in NSW are conducted electronically through PEXA.
First home buyers in NSW can access significant stamp duty concessions. Properties under $800,000 are fully exempt from stamp duty, with a sliding scale of concessions for properties between $800,000 and $1,000,000. These concessions apply to both new and established homes purchased as a principal place of residence.
NSW Stamp Duty Rates 2025–26
| Property Value | Rate |
|---|---|
| $0 – $17,000 | 1.25% |
| $17,001 – $37,000 | 1.50% |
| $37,001 – $99,000 | 1.75% |
| $99,001 – $372,000 | 3.50% |
| $372,001 – $1,240,000 | 4.50% |
| $1,240,001 – $3,721,000 | 5.50% |
| $3,721,000+ | 7.00% |
Rates current as of the 2025–26 financial year. Source: Revenue NSW.
First Home Buyer Concessions in NSW
Full exemption for properties up to $800,000. Sliding scale concession between $800,000 and $1,000,000. Applies to new and established homes. New-build properties may also qualify for full duty abolition regardless of price.
When and How to Pay Stamp Duty in NSW
Within 3 months of contract exchange. Your conveyancer lodges the payment electronically through Revenue NSW.
How to Calculate Stamp Duty in New South Wales: Step by Step
- Identify the purchase price or market value of the property (whichever is higher). Revenue NSW assesses duty on the higher of the two, so if you buy a property below market value — for example, from a family member — duty is calculated on the market value.
- Determine if you qualify as a first home buyer. To be eligible for the FHB exemption or concession in NSW, you must be an Australian citizen or permanent resident, have never owned property in Australia, and intend to live in the property for at least 6 continuous months within 12 months of settlement.
- Apply the progressive bracket rates to the purchase price. Each bracket only applies to the portion of the price within that range — not the entire price. For example, on a $500,000 property, you pay 1.25% on the first $17,000, then 1.5% on the next $20,000, and so on up through the brackets.
- Check for any additional concessions or surcharges. Foreign buyers pay an 8% surcharge on top of standard stamp duty. Off-the-plan purchases may qualify for a concession based on the construction component. Vacant land purchases have separate (lower) duty rates.
- Your conveyancer will calculate the final amount and lodge the payment electronically through Revenue NSW before or at settlement. The duty must be paid within 3 months of exchanging contracts — late payment incurs penalty interest.
NSW Stamp Duty Examples at Different Price Points
Base $11,152 (covers first $372K across 4 brackets) + $5,760 ($372K–$500K at 4.5%) = $16,912. First home buyers pay $0 (under $800K threshold).
Base $11,152 + $17,010 ($372K–$750K at 4.5%) = $28,162. First home buyers pay $0 (under $800K threshold).
Base $11,152 + $28,260 ($372K–$1M at 4.5%) = $39,412. First home buyers on the sliding scale receive a partial concession between $800K–$1M.
Base $50,212 (covers first $1.24M across 5 brackets) + $14,300 ($1.24M–$1.5M at 5.5%) = $64,512. No first home buyer concession above $1M.
Common Stamp Duty Mistakes in NSW
Thinking stamp duty is calculated as a flat percentage of the total price
NSW uses progressive brackets — like income tax, you only pay the higher rate on the portion above each threshold. A $500K property doesn't attract 4.5% on the whole amount.
Assuming the FHB exemption applies to investment properties
The NSW first home buyer exemption only applies to properties you intend to live in as your principal place of residence for at least 6 continuous months within 12 months of settlement.
Not budgeting for stamp duty separately from the deposit
Stamp duty is payable on top of the purchase price and cannot be added to your mortgage (in most cases). On a $750K property, you need an extra $28,162 in cash beyond your deposit.
Missing the 3-month payment deadline
NSW stamp duty is due within 3 months of exchanging contracts — not settlement. Late payment incurs penalty interest at the market rate set by Revenue NSW. Your conveyancer should handle this timing automatically.
Not knowing about the new-build FHB abolition
Since May 2025, first home buyers purchasing a newly built home in NSW can get full stamp duty abolition with no price cap — separate from the standard $800K exemption threshold.
Other Costs When Buying Property in New South Wales
Stamp duty is the largest upfront cost, but it is not the only one. Budget for these additional expenses:
| Cost | Typical Range |
|---|---|
| Conveyancing fees | $800–$2,500 |
| Title search and registration | $300–$500 |
| Council and water rates adjustment | $200–$800 |
| Strata report (if applicable) | $250–$400 |
| Building and pest inspection | $400–$700 |
| Mortgage registration fee | $150–$200 |
| Lenders mortgage insurance (LMI) | $5,000–$30,000+ |
What Else to Know About Property in New South Wales
NSW processes more property transactions than any other Australian state — over 200,000 residential transfers per year. The electronic settlement system (PEXA) has been mandatory since 2019, meaning your conveyancer handles stamp duty payment, title transfer, and mortgage registration all digitally on the settlement date.
If you are purchasing an off-the-plan apartment or house-and-land package in NSW, you may be eligible for a stamp duty concession on the land component only. The construction component (the building work not yet completed at the contract date) can be excluded from the dutiable value. This can save thousands of dollars on new developments.
Foreign purchasers (non-Australian citizens and non-permanent residents) pay an additional 8% surcharge on top of standard NSW stamp duty. On a $1 million property, this means $39,412 in standard duty plus $80,000 in surcharge — a total of $119,412. Some exemptions apply for certain visa holders; check with Revenue NSW.
NSW stamp duty rates are reviewed annually as part of the state budget. The current 2025–26 rates took effect on 1 July 2025. First home buyer thresholds and concessions can also change — always verify current rates before making financial decisions.
Frequently Asked Questions
How much is stamp duty on a $1 million house in NSW?
On a $1,000,000 property in NSW, stamp duty is $39,412 (2025–26 rates). If you are a first home buyer, you may receive a partial concession — the exact amount depends on the purchase price within the $800,000–$1,000,000 sliding scale.
Do first home buyers pay stamp duty in NSW?
First home buyers in NSW pay no stamp duty on properties up to $800,000. Between $800,000 and $1,000,000, a sliding scale concession reduces the duty. Above $1,000,000, full stamp duty applies. The concession applies to both new and established homes.
When is NSW stamp duty due?
NSW stamp duty must be paid within 3 months of exchanging contracts. Your conveyancer will calculate the duty and lodge the payment electronically through Revenue NSW as part of the settlement process.
How are NSW stamp duty brackets calculated?
NSW uses 7 progressive brackets. The first $17,000 is taxed at 1.25%, then increasing rates apply: 1.5% up to $37,000, 1.75% up to $99,000, 3.5% up to $372,000, 4.5% up to $1,240,000, 5.5% up to $3,721,000, and 7% above that. You only pay the higher rate on the portion above each threshold.
Can I get a stamp duty exemption for a new build in NSW?
Yes. First home buyers purchasing a new-build property in NSW may qualify for full stamp duty abolition regardless of the purchase price. This is separate from the standard FHB concession and applies to newly constructed homes, including off-the-plan purchases.