Stamp Duty Calculator NSW
Enter a property price to estimate the transfer duty payable in New South Wales, including the exemption and concession for eligible first home buyers.
NSW transfer duty rates (from 1 July 2025)
Stamp duty — officially transfer duty — is charged on a sliding scale in NSW, so higher-value properties attract a higher marginal rate on the portion of value above each threshold. These thresholds are indexed to CPI each year by Revenue NSW.
| Dutiable value | Transfer duty payable |
|---|---|
| $0 – $17,000 | $1.25 for every $100 (minimum $20) |
| $17,000 – $37,000 | $212 plus $1.50 for every $100 over $17,000 |
| $37,000 – $99,000 | $512 plus $1.75 for every $100 over $37,000 |
| $99,000 – $372,000 | $1,597 plus $3.50 for every $100 over $99,000 |
| $372,000 – $1,240,000 | $11,152 plus $4.50 for every $100 over $372,000 |
| Over $1,240,000 | $50,212 plus $5.50 for every $100 over $1,240,000 |
A premium duty rate applies above $3.721 million: $186,667 plus $7.00 for every $100 over that amount, for the 2025–26 year.
First Home Buyers Assistance Scheme
If you're buying your first home in NSW, you may not have to pay transfer duty at all, or you may pay a reduced amount, under the First Home Buyers Assistance Scheme (FHBAS):
| Property | Full exemption | Concession |
|---|---|---|
| New or existing home | $800,000 or less | Above $800,000, up to $1,000,000 |
| Vacant land to build on | $350,000 or less | Above $350,000, up to $450,000 |
To qualify, you generally need to be an individual (not a company or trust), at least 18, an Australian citizen or permanent resident, buying your first home, and planning to move in within 12 months and live there for at least 12 months. This calculator applies a straight-line reduction across the concession band, which mirrors how Revenue NSW's own guidance describes the reduced rate — for an exact figure, cross-check with Revenue NSW or your conveyancer.
Worth knowing: the FHBAS thresholds are separate from things like the First Home Owner Grant (for new builds only) and the First Home Guarantee (a federal scheme that helps with lender's mortgage insurance). You can often use more than one at once if you're eligible.
Frequently asked questions
Who pays stamp duty in NSW, the buyer or the seller?
The buyer pays transfer duty. It's generally due within three months of signing the contract of sale, or at settlement, whichever comes first, and is usually arranged through your conveyancer or solicitor.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no transfer duty on homes valued at $800,000 or less, and a reduced rate between $800,000 and $1,000,000. Vacant land is exempt up to $350,000, with a concession up to $450,000.
Is stamp duty calculated on the purchase price or the valuation?
Revenue NSW calculates duty on the property's dutiable value — the higher of the purchase price or the market value at the date of the transaction. This matters most for off-market or related-party transfers.
Can I add stamp duty to my home loan?
Not automatically. Stamp duty is generally paid in cash at settlement, alongside your deposit and other purchase costs. Some lenders allow you to capitalise it into your loan, which increases both your loan amount and the total interest you'll pay.
Does this calculator include the foreign purchaser surcharge?
No. Foreign persons buying residential property in NSW pay an additional surcharge purchaser duty on top of standard transfer duty. Rates change from time to time, so check the current rate directly with Revenue NSW if this applies to you.