Property Tax Tools

Stamp Duty Calculator NSW (2025-26)

Avoid NSW settlement surprises. Estimate transfer duty, first home concessions, and foreign purchaser surcharge with 2025-26 rates.

2025–26 ATO rates · Updated 15 Feb 2026 · No signup required Estimates only. Not tax or financial advice. Full disclaimer

Related tools and guides: Stamp Duty Calculator , Capital Gains Tax Calculator , and Is Stamp Duty Tax Deductible? (Investment Property) .

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How does transfer duty work in New South Wales?

Transfer duty in New South Wales is a one-off tax payable when you purchase property. It is calculated on the purchase price (or market value, whichever is higher) using progressive rate brackets. Higher-value properties attract a higher marginal rate, up to a top rate of 7.0%.

First home buyers: Full exemption up to $800,000; concession up to $1,000,000.

Foreign buyers: 9% surcharge on residential property (from 1 Jan 2025).

For full details and to verify current rates, visit Revenue NSW .

New South Wales transfer duty rates

Property value Marginal rate Duty payable
$0 – $16,000 1.25% $1.25 per $100
$16,001 – $35,000 1.5% $200 + $1.50 per $100 over $16,000
$35,001 – $93,000 1.75% $485 + $1.75 per $100 over $35,000
$93,001 – $351,000 3.5% $1,500 + $3.50 per $100 over $93,000
$351,001 – $1,168,000 4.5% $10,530 + $4.50 per $100 over $351,000
$1,168,001 – $3,505,000 5.5% $47,295 + $5.50 per $100 over $1,168,000
Over $3,505,000 7.0% $175,830 + $7.00 per $100 over $3,505,000

Source: Revenue NSW. Retrieved 15 Feb 2026. Standard buyer rates shown.

Worked example: New South Wales transfer duty

Purchase price: $800,000

Estimated transfer duty: $31,490

For a property valued at $800,000 in NSW: the first $16,000 = $200, then $16,001-$35,000 = $285, then $35,001-$93,000 = $1,015, then $93,001-$351,000 = $9,030, then $351,001-$800,000 = $20,205. Total = $31,490 (approximately 3.94% effective rate). A first home buyer would pay $0 (full exemption up to $800,000).

Use the calculator above to estimate transfer duty for any purchase price. The calculator also shows how New South Wales compares with other Australian states.

City scenario: Sydney

Sydney transactions often sit in higher duty bands, so a small purchase-price change can noticeably affect upfront cash required at settlement.

In a Sydney scenario around $800,000, this page estimates upfront duty around $31,490 under current published rates.

Verify your result with the official source

Cross-check your estimate against official guidance from Revenue NSW . Confirming rates and concessions there helps validate assumptions before settlement.

NSW purchase-planning context

NSW has one of the highest top transfer duty rates (7.0%) and a large first-home threshold structure (full exemption to $800,000, concession to $1,000,000). For investors, that means owner-occupier relief usually does not apply and the full progressive scale matters early in modelling.

Because duty is payable within 3 months in NSW, transaction timing and cash buffer planning are important. Many buyers focus on deposit and borrowing capacity, then underestimate upfront duty cash requirements.

Is stamp duty tax deductible?

Stamp duty paid on the purchase of an investment property is not an immediately deductible expense. Instead, it forms part of the cost base of the property for capital gains tax (CGT) purposes. This means when you eventually sell the investment property, the stamp duty you paid at purchase reduces your taxable capital gain, lowering your CGT liability.

For your principal place of residence, stamp duty is generally not tax deductible at all, as the main residence CGT exemption means the cost base is typically irrelevant.

Assumptions and limitations

  • Standard buyer rates shown. First home buyer concessions and foreign surcharges are calculated separately using the buyer type selector.
  • Does not model off-the-plan concessions, regional variations, or exemptions for specific transaction types (e.g. related party transfers, family law).
  • Duty is calculated on the purchase price. In some cases, revenue offices may assess duty on the market value if it is higher than the contract price.

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Frequently asked questions

How much is stamp duty in NSW?
NSW stamp duty (transfer duty) is calculated on a sliding scale from 1.25% for properties up to $16,000, rising to 7% for properties over $3,505,000. For a typical $800,000 home, standard stamp duty is approximately $31,490.
Are first home buyers exempt from stamp duty in NSW?
Yes. First home buyers in NSW are fully exempt from transfer duty on new and existing homes valued up to $800,000. A sliding scale concession applies for homes between $800,000 and $1,000,000. Above $1,000,000, full duty applies.
What is the stamp duty threshold for first home buyers in NSW?
The full exemption threshold is $800,000 for new and existing homes. Between $800,000 and $1,000,000, you receive a partial concession that decreases as the property price approaches $1,000,000.
Do I pay stamp duty on investment property in NSW?
Yes. The first home buyer exemption only applies to properties you intend to live in as your principal residence. Investment properties attract full transfer duty at standard rates regardless of whether it is your first property purchase.
Is stamp duty tax deductible in NSW?
For investment properties, stamp duty is not an immediately deductible expense. Instead, it forms part of the cost base of the property and reduces your capital gains tax (CGT) liability when you sell. For your principal residence, it is generally not deductible.
When do I have to pay stamp duty in NSW?
In NSW, transfer duty must be paid within 3 months of the contract date or settlement date, whichever is earlier. Late payment attracts interest charges. Your solicitor or conveyancer typically arranges payment at settlement.
What is the foreign buyer surcharge in NSW?
Foreign purchasers of residential property in NSW pay an additional surcharge purchaser duty of 9% (increased from 8% on 1 January 2025). This is on top of the standard transfer duty rates.
Does NSW stamp duty apply to vacant land?
Yes, transfer duty applies to all dutiable property transactions in NSW including vacant land. First home buyer exemptions for vacant land have a separate threshold of $350,000 (full exemption) and $450,000 (concession).

Verify your result

Cross-check your estimate with official government resources:

Sources

Important Disclaimer

This calculator provides general information only and is not intended as tax advice, financial advice, or a recommendation to buy, sell, or hold any investment property. The results are estimates based on the information you provide and the tax rules applicable to the 2025-26 financial year.

Tax rules and rates are subject to change. The calculations may not account for all factors that apply to your specific situation, including but not limited to: HELP/HECS-HELP repayments, Medicare Levy Surcharge, private health insurance rebate adjustments, foreign income, or trust distributions.

We are not affiliated with the Australian Taxation Office (ATO) or any state or territory revenue office. All rates and thresholds are sourced from publicly available government data (see sources below).

Seek professional advice. For advice specific to your financial situation, speak with a registered tax agent, accountant, or licensed financial adviser.

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