Stamp Duty Calculator New South Wales
Calculate NSW Transfer Duty for any property purchase in New South Wales. Includes first home buyer concession, investor surcharge, and foreign purchaser surcharge. Updated for 2025-26.
New South Wales
NSW Transfer Duty
First home buyers pay zero duty up to $800k, partial up to $1M. Premium rate of 7% applies above $3.69M.
NSW Transfer Duty payable
$44,030
Effective rate: 4.00% of the property price
Bracket-by-bracket breakdown
| Price band | Rate | Taxed in this band | Tax |
|---|---|---|---|
| $0 – $17,000 | 1.3% | $17,000 | $213 |
| $17,000 – $36,000 | 1.5% | $19,000 | $285 |
| $36,000 – $97,000 | 1.8% | $61,000 | $1,068 |
| $97,000 – $364,000 | 3.5% | $267,000 | $9,345 |
| $364,000 – $1,212,000 | 4.5% | $736,000 | $33,120 |
| Total | $1,100,000 | $44,030 |
New South Wales duty brackets
| Price band | Standard rate | First home buyer rate |
|---|---|---|
| $0 – $17,000 | 1.25% | 0% (exempt) |
| $17,000 – $36,000 | 1.50% | 0% (exempt) |
| $36,000 – $97,000 | 1.75% | 0% (exempt) |
| $97,000 – $364,000 | 3.50% | 0% (exempt) |
| $364,000 – $1,212,000 | 4.50% | — |
| $1,212,000 – $3,692,000 | 5.50% | 5.50% |
| $3,692,000 – above | 7.00% | 7.00% |
Surcharges in New South Wales
- No general investor surcharge in New South Wales — investment property is taxed at the same rate as owner-occupier.
- Foreign purchaser surcharge: +8% for non-Australian buyers (not citizens or permanent residents)
Compare with other Australian states
Related Australia calculators
Frequently Asked Questions
Who pays stamp duty in New South Wales?▾
The buyer pays stamp duty in New South Wales — it's a one-off transfer tax. Payment is due within 30 days of settlement (some states allow 60-90 days). Your conveyancer handles it from your settlement funds. First home buyers pay zero duty up to $800k, partial up to $1M. Premium rate of 7% applies above $3.69M.
Are first home buyers exempt from stamp duty in New South Wales?▾
New South Wales offers first home buyers full or partial exemption up to $800,000. The exact eligibility requires you to be an Australian citizen or permanent resident, never have owned residential property in Australia, and intend to occupy the home for 6-12 months as your principal place of residence.
What if I'm a foreign buyer purchasing in New South Wales?▾
Foreign buyers (non-Australian citizens or permanent residents) pay an additional 8% surcharge on top of the standard rate in New South Wales. So an $800,000 property would attract approximately 64,000 additional duty as a foreign buyer. Plus FIRB approval required.
When is stamp duty due in New South Wales?▾
Generally within 30 days of settlement (the date the property changes hands). Late payment incurs interest. Your conveyancer/solicitor will calculate and pay the duty to the state Revenue Office from your settlement funds. You can't roll stamp duty into your mortgage — it must be paid in cash.
Can I include stamp duty in my mortgage?▾
No — stamp duty must be paid in cash and can't be borrowed via your mortgage. Your lender will factor stamp duty into your cash requirement at settlement when assessing the loan. On an $800,000 property in New South Wales, you'd typically need your deposit (e.g. $160k) PLUS stamp duty PLUS conveyancing/inspections (~$2-3k) all in cash.
What if I buy off the plan in New South Wales?▾
Several states offer off-the-plan duty concessions — most notably Victoria, where you can pay duty based on the land value at contract date (not the completed property value), saving thousands. NSW and ACT have less generous off-the-plan rules. Check the specific concession with your state Revenue Office before signing — eligibility depends on contract date and completion timeline.