NSW Stamp Duty Calculator
Stamp duty calculator NSW calculates stamp duty for properties or land bought in New South Wales (NSW) only. If you wish to calculate stamp duty in other states, please use:
TL;DR: Stamp Duty in NSW - updated for 2026
- Stamp duty rates NSW: Tiered rates starting at 1.25% and rising to 7% for premium properties.
- First Home Buyers: Full exemption up to $800,000 and concessions up to $1 million (FHBAS). No duty on vacant land up to $350,000.
- Foreign buyers: Must pay standard duty + 9% foreign buyer surcharge.
- Investors: No concessions available; standard duty applies.
- New builds: May qualify for the $10,000 First Home Owner Grant (FHOG).
- Off-the-plan: Eligible owner occupiers may delay stamp duty payment for up to 12 months.
- Spousal transfers & deceased estates: Certain transfers are exempt.
- Monthly Property Update - Sydney
NSW Stamp Duty
You are liable to NSW stamp duty if you are involved in a sale or transfer of land (including improvements) or a business in NSW.
A liability for stamp duty arises when the sale or transfer occurs and it is immaterial whether or not the transaction is effected by a written instrument or by other means, including electronic means. However, if the sale or transfer is effected by a written instrument, liability for stamp duty arises when the instrument is first executed.
Stamp Duty in New South Wales is payable within 3 months of the date liability arises. The purchaser or transferee is liable to pay the duty.
Stamp Duty charged in New South Wales
The NSW Government charges stamp duty on the following transactions:
- an agreement for the sale or transfer of dutiable property,
- a declaration of trust over dutiable property,
- a surrender of an interest in land in New South Wales,
- a foreclosure of a mortgage over dutiable property,
- a vesting of dutiable property,
- the enlargement of a term in land into a fee simple under section 134 of the Conveyancing Act 1919,
- a vesting of land in New South Wales by statute law, whether inside or outside Australia,
- a lease in respect of which a premium is paid or agreed to be paid.
For more information check Duties Act 1997 or visit or call New South Wales Office of State Revenue:
NSW Office of State Revenuewww: www.osr.nsw.gov.au
P: 02 9689 6200
Stamp Duty NSW - Rates
NSW uses a progressive scale where duty increases as property value increases. For residential properties, the current rates are (as of 1 July 2025):
| Value of property | Rate of duty |
|---|---|
| $0 - $17,000 | $1.25 for every $100 or part of the dutiable value |
| $17,001 - $37,000 | $212 plus $1.50 for every $100 or part , by which the dutiable value exceeds $17,000 |
| $37,001 - $99,000 | $512 plus $1.75 for every $100 or part, by which the dutiable value exceeds $37,000 |
| $99,001 - $372,000 | $1,597 plus $3.50 for every $100 or part, by which the dutiable value exceeds $99,000 |
| $372,001 - $1,240,000 | $11,152 plus $4.50 for every $100 or part, by which the dutiable value exceeds $372,000 |
| $1,240,001 - $3,721,000 | $50,212 plus $5.50 for every $100 or part, by which the dutiable value exceeds $1,240,000 |
| over $3,721,000 | $186,667 plus $7.00 for every $100, or part, by which the dutiable value exceeds $3,721,000. |
Other Related Fees
Mortgage Registration Fee: $175.70
Land Transfer Fee: $175.70
First Home Buyers
The First Home Buyers Assistance Scheme (FHBAS) offers substantial savings:
Benefits
- Full stamp duty exemption on new or existing homes up to $800,000
- Concessional stamp duty on homes valued $800,000 to $1 million
- No duty on vacant land up to $350,000
- Concessional duty on vacant land valued $350,000 to $450,000
FHOG (First Home Owner Grant)
- $10,000 grant for new homes up to $600,000
- $10,000 grant for land + construction packages up to $750,000
To qualify, you must never have owned residential property in Australia and must live in your home for at least 12 months within the first year of purchase.
Owner Occupiers (Non–First Home Buyers)
If you are buying a home to live in but are not a first home buyer, you pay the standard transfer duty rates. There are no special concessions for this category.
Investors
Investment properties do not qualify for any stamp duty concessions or exemptions. Investors must pay standard duty in full, upfront, before settlement.
Foreign Buyers
Foreign purchasers must pay standard stamp duty plus an additional surcharge.
Foreign Buyer Surcharge
- 9% surcharge on the dutiable value of the property
This surcharge applies to individuals, companies, and trusts with foreign interests. It is applied on top of normal duty.
Stamp Duty based on Property Type
Newly Built Homes
New homes may qualify for both FHBAS and the $10,000 First Home Owner Grant if you meet first home eligibility requirements.
Existing Homes
Existing homes do not qualify for FHOG but may still receive stamp duty exemptions or concessions for eligible first home buyers.
Vacant Land
Vacant land for first home construction qualifies for:
- Full exemption up to $350,000
- Concessions up to $450,000
Off-the-Plan Purchases
If you intend to live in the property, you may qualify for a delayed stamp duty payment. Payment can be deferred for up to 12 months after signing the contract or until settlement, whichever comes first.
Additional Scenarios
Premium Property Duty
Properties valued over $3 million attract premium stamp duty rates.
Buying Through a Trust or Company
Foreign surcharge rules may apply if the entity has foreign beneficiaries or shareholders.
Deceased Estate Transfers
Transfers under a valid will or intestacy arrangements may be exempt from stamp duty.
Spousal Transfers
Transfers between spouses or de facto partners for a principal place of residence are generally exempt from duty.
RP Data Monthly Housing Market Update:
FAQ
How much is the stamp duty in NSW?
Stamp duty is calculated based on the market value of your house. You might be eligible for concessions if you are first time buyer and/or buying a house as a primary residence. You need to pay extra 9% if you are foreign resident. Check the current rates above or use our calculator.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers in NSW do not pay stamp duty on homes valued up to $800,000 or vacant land up to $350,000. Concessions apply for homes priced between $800,000 and $1 million, and for vacant land valued between $350,000 and $450,000. These benefits fall under the First Home Buyers Assistance Scheme (FHBAS). To qualify, buyers must meet the scheme’s requirements, including moving into the property within 12 months of settlement and living there for at least 12 continuous months.
When is stamp duty payable in NSW?
In NSW, stamp duty is generally due within three months of signing the contract for sale or, if there is no contract, within three months of the transfer. If settlement occurs earlier than the three-month deadline, stamp duty must be paid on or before settlement, as the transfer cannot be completed without payment.
How much is the stamp duty on a $650,000 house in NSW?
$650,000 is the most popular property value entered into our stamp duty calculator for New South Wales. First Time Buyers purchasing Established Home for Primary Residence pay $0 stamp duty on a $650k house in NSW. And for NON-First Time Buyers stamp duty is - $23,662.
Summary
Stamp duty in NSW varies widely depending on your buyer status, the property value, and whether you qualify for first home benefits or foreign buyer charges. Understanding your category ensures you avoid overpaying and can take advantage of the concessions available.
Stamp Duty Calculator NSW
If you want to compare stamp duty in New South Wales with other states please use our stamp duty calculator.