Free · NSW · Verified against Revenue NSW

Stamp duty calculator for NSW, in seconds.

Enter the price and see your transfer duty, whether the first home buyer exemption applies, and the other upfront costs that land with it. Duty is cash you cannot borrow, so it belongs in your budget before you offer.

What is stamp duty?

Stamp duty, which NSW calls transfer duty, is a one-off state government tax on buying property. It is charged on the purchase price, it is due within three months of signing the contract, and in practice your conveyancer pays it at settlement.

It matters more than most upfront costs for one reason: you cannot add it to the loan. Lenders mortgage insurance can be capitalised, duty cannot, so it comes out of the same savings as your deposit. On an $800,000 purchase that is about $30,000 in cash, unless you are an eligible first home buyer, in which case it is nothing.

  • Who charges itRevenue NSW, not your lender
  • When you payAt settlement, in cash
  • Typical cost3% to 4.5% of the price

Stamp duty

A cash cost you can't borrow, plus the fees that land with it.

Duty is cash. You can't borrow it

Fees and LMI can add $30,000+ on top

Stamp Duty Calculator

NSW only for now. Other states' concession rules are still being verified.

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Stamp duty

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Enter a purchase price to see the duty.

What duty costs at each price

$0$25k$50k$75kFirst home buyer: $0$400k$800k$1.2m$1.6m$2.0m
Standard duty by purchase price. The line steepens, so duty takes a bigger share as the price rises: 3.1% at $400,000, 4.6% at $2 million.

Existing home, buying to live in. First home buyers pay nothing up to $800,000 and a reduced amount up to $1,000,000.

Purchase priceStandard dutyFirst home buyer
$600,000$21,187$0
$750,000$27,937$0
$800,000$30,187$0
$850,000$32,437$9,797
$900,000$34,687$19,594
$1,000,000$39,187$39,187
$1,200,000$48,187$48,187
$1,500,000$63,787$63,787
$2,000,000$91,287$91,287

Figures from the same engine as the calculator, using Revenue NSW brackets verified on 18 August 2026. Add about $3,500 for legals, inspections and registration on a typical purchase. Already have an address in mind? Get the free property report.

How NSW stamp duty is worked out

NSW calls it transfer duty. It is charged on a sliding scale: each price bracket has a fixed base amount plus a percentage of the price above the bracket threshold, so the effective rate rises with the price. The brackets are indexed each year by Revenue NSW, which is why an $800,000 home attracts about 3.8% while a $2,000,000 home attracts about 4.6%.

The calculator applies the current brackets, then checks whether the First Home Buyers Assistance Scheme applies, and shows the standard duty, the concession and what you actually pay, so you can see where the number comes from.

The first home buyer exemption

Existing home
No duty up to $800,000. A reduced amount from $800,000 to $1,000,000. Standard duty above that.
Vacant land
No duty up to $350,000. A reduced amount to $450,000.
Conditions
You must be an eligible first home buyer, move in within 12 months of settlement, and live there for at least 12 continuous months. Buying to rent out does not qualify.

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Stamp duty, explained

NSW stamp duty questions, answered.

How much is stamp duty on an $800,000 property in NSW?

$30,187 at the standard rate. If you are an eligible first home buyer, $0: the First Home Buyers Assistance Scheme gives a full exemption on existing homes up to $800,000.

How is stamp duty worked out in NSW?

Transfer duty is calculated on a sliding scale of brackets set by Revenue NSW. Each bracket charges a fixed base amount plus a percentage of the price above the bracket threshold, so the rate rises as the price does. The calculator applies the current brackets and then any concession you qualify for.

What is the first home buyer stamp duty exemption in NSW?

Under the First Home Buyers Assistance Scheme, eligible first home buyers pay no duty on an existing home up to $800,000, and a reduced amount between $800,000 and $1,000,000. For vacant land the limits are $350,000 for a full exemption and $450,000 for the concession. You must move in within 12 months of settlement and live there for at least 12 continuous months.

Do first home buyers pay stamp duty on an investment property in NSW?

Yes, at the standard rate. The first home buyer concession requires you to live in the property, so a purchase you intend to rent out does not qualify.

When do you pay stamp duty in NSW?

Duty is due within three months of signing the contract, and in practice it is paid at settlement by your conveyancer or solicitor. For an off-the-plan home you intend to live in, payment can be deferred for up to 12 months after exchange or until settlement, whichever comes first.

Can you avoid paying stamp duty in NSW?

Only through an exemption or concession you genuinely qualify for. The main ones are the First Home Buyers Assistance Scheme, transfers between spouses in some circumstances, and certain deceased-estate transfers. There is no general way to avoid duty on an ordinary purchase.

Is stamp duty added to the loan?

No. Stamp duty is a cash cost paid from your own funds at settlement, on top of your deposit. Lenders mortgage insurance can be added to the loan; duty cannot.

Does this calculator cover other states?

Not yet. The NSW figures are verified against Revenue NSW. Other states are on the way once their concession rules have been checked to the same standard.

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