Stamp Duty NSW: How Much You'll Pay in 2026

Stamp Duty in NSW - you might know it as Transfer Duty or land transfer duty, but most of us just call it Stamp Duty - its a significant, one-off upfront cost calculated on a sliding scale based on the property's purchase price or market value. Its a state government tax imposed when you buy a residential property in New South Wales. For an $800,000 house, you can expect to pay around $31,490 in stamp duty costs - thats one of the biggest upfront bills most home buyers will have to pay. Use our online calculator to get a rough idea of how much you'll be out of pocket, based on the property price.

Whether youre a brand new home buyer trying to work out the exemptions or an investor on the lookout for your next property, this guide runs through the current rates, concessions & strategies that will be helpful to buyers in New South Wales.

Current Stamp Duty Rates in NSW (2026)

Stamp duty in New South Wales (NSW) is calculated on a sliding scale according to the property's value, with different rates applying to various price brackets. Whether that's the purchase price or the market value, whichever of those two is higher - the standard transfer duty rate is applied, and here's the thing - these rates are the same across the state for every single buyer. The folks at Revenue NSW are the ones who set the following Transfer Duty rates :

Property Value	Duty Rate
$0 – $17,000	$1.25 per $100
$17,001 – $36,000	$210 + $1.50 per $100 over $17,000
$36,001 – $97,000	$495 + $1.75 per $100 over $36,000
$97,001 – $364,000	$1,562 + $3.50 per $100 over $97,000
$364,001 – $1,212,000	$10,907 + $4.50 per $100 over $364,000
$1,212,001 – $3,636,000	$49,067 + $5.50 per $100 over $1,212,000
Over $3,636,000	Premium duty rate of $182,387 + $7.00 per $100 over $3,636,000

For properties valued up to $1,240,000 in NSW, the standard transfer duty rate applies. Properties valued over $3 million attract higher rates, and for the 2025/26 year, properties exceeding $3,636,000 incur a premium duty rate of 7% on the excess. An 8% surcharge applies to foreign purchasers in addition to the standard transfer duty - this sits on top of the normal rates. Aussie citizens and permanent residents who happen to be buying a home in any state or territory dont have to worry about that though. For the latest lowdown on rates, take a look at the Revenue NSW website

In NSW, stamp duty is payable within 90 days of settlement, and it is calculated based on the higher of the property's sale price or its current market value. Stamp duty in NSW can be paid through various methods including direct deposit, cheque, and credit card, depending on the specific requirements of the state revenue office. Typically, the payment of stamp duty is arranged by the buyer's conveyancer or solicitor as part of the settlement process, ensuring that the funds are available at the time of settlement. Stamp duty can be deferred for up to 12 months if the property is purchased off-the-plan and the buyer intends to live in it. Its worth noting that thresholds for standard duty are adjusted annually based on the Consumer Price Index (CPI).

Example: How Much Stamp Duty on a $750,000 Property

For a home purchased at $750,000:

• First $364,000: $10,907
• Remaining $386,000: $386,000 × 4.5% = $17,370
• Total transfer duty: $28,277

Thats roughly 3.8% of the property value - stamp duty calculated on the property's sale price can be a pretty sizable chunk for any prospective buyer to swallow. We have a handy Stamp duty calculator available to give you a clearer idea of exactly how much you'll need to set aside, based on the actual property price you're looking at.

First Home Buyers Assistance Scheme in NSW

The biggest Stamp Duty exemptions to be found in NSW apply to eligible first home buyers through the Home Buyers Assistance Scheme . To get an exemption though , you've got to be planning on making the property your primary residence and live in the property within a year of buying the place. The NSW Government are pretty clear about these residence requirements - find the right property, move in, and stay for at least six months.

Exemptions for New and Existing Homes

New homes valued up to $800,000: Full stamp duty exemption — zero transfer duty.

New or existing home valued $800,001–$1,000,000: A concessional rate applies, reducing your duty.

Existing home valued up to $500,000: Full stamp duty exemption for first home buyers.

Existing home valued $500,001–$650,000: Concessional rate — reduced transfer duty based on the property value.

Vacant Land Concessions

As of 1 July 2023, first home buyers purchasing vacant land to build on also receive concessions under the assistance scheme:

• Vacant land valued up to $350,000: Full exemption from transfer duty
• Vacant land valued $350,001–$450,000: Concessional rate applies

Eligibility Requirements

To access the assistance scheme, you must meet these requirements:

• Be a natural person (not a company or trust), an Australian citizen or permanent resident
• Be 18 or over at the contract date
• Never have previously received a first home buyer exemption or concession in any Australian state or territory
• Apply within the required timeframe — your solicitor typically handles this at settlement
• Live in the property as your primary residence for at least 6 continuous months — these residence requirements are strictly enforced
• The property must be in New South Wales — different concessions apply in each state and territory
• Eligible pensioners may also qualify for separate concessions through Revenue NSW

Transfers between married or partners who're in a de facto relationship of their main home are typically free from Stamp Duty. Whether you're buying a new or existing home with a partner, if either of you has ever owned a property before, the 'first home buyer' exemption might not be completely available. To make heads or tails of it all you need to chat to Revenue NSW to see how the rules affect you personally.

Do You Pay Stamp Duty on Investment Property in NSW?

Yes - and no exemptions apply. Buyers who have purchased property purely as an investment have to pay the full whack when it comes to stamp duty costs, there are no concessions that can be claimed. So if youre looking to buy a place worth $650,000 just as an investment , you'll have to pay a nice chunk of change in transfer duty - approximately $24,457 in stamp duty fees - plus other fees like mortgage registration and transfer fees.

There's a pretty hefty upfront cost that can seriously knock your cash flow for six and affect your home loan repayments going forward. For more on how stamp duty rates vary across the different states and territories when buying, check out our Stamp Duty Guide for Investment Properties

Estimate your total purchase costs and property value impact using PropBoss.

How to Calculate Stamp Duty in NSW

The amount of stamp duty is based on the higher of the property's sale price or market value, with rates increasing as the property value increases. To calculate your NSW transfer duty:

1. Determine the dutiable value — the property purchase price or current market value, whichever is higher
2. Identify your buyer category — first home buyer, owner-occupier, investor, or foreign buyer
3. Apply the correct rate — different rates apply depending on the value of the property
4. Subtract any exemptions if you're eligible to apply for the first home buyers assistance scheme

To get a rough idea, pop the property value into our Stamp Duty Calculator. The calculator instantly spits out a calculation of your stamp duty based on the property's sale price - simple as that.

What About Land Tax in NSW?

Although stamp duty is a one off cost that's incurred at time of purchase, every state and territory also charges an annual levy on investment holdings. In New South Wales for example this kicks in whenever your total taxable holdings exceed the threshold - that being $1,075,000 from 2026 onwards. The rate you pay will depend on the total value of the property.

If you own or are looking to scoop up a residential property as a investment, then do yourself a favour and figure out your liability with our handy land tax calculator. And then get the lowdown on what kind of fees are being slapped on you at your state's revenue office.

Buying Property in NSW? Your Home Loan and Pre-Approval Checklist

Stamp duty can have a pretty big impact on the cost of a home loan . Most lenders wont typically include the stamp duty in the loan amount itself , which means you'll need to have that money set aside as cash or savings on top of the deposit you've already got.

Factor Stamp Duty Into Your Pre-Approval

When applying for pre-approval, account for stamp duty and upfront fees:

• Stamp duty: Use the rates above or our online calculator for an estimate of stamp duty costs
• Conveyancer/solicitor fees: $1,500–$3,000
• Building and pest inspection: $400–$800
• Mortgage registration fee: $154.80 in NSW for mortgage registration
• Transfer fees: Varies based on the property value

Interest Rates and Your Budget

With the current interest rates, how much will a $650,000 home loan cost ? A 30 year loan at 6.2% would knock out approximately $3,980 per month in home loan repayments from your pocket. Then there's the $25,000+ in stamp duty to add to the total, which makes it all the more difficult for a buyer to save up in New South Wales - they really need to have a substantial amount set aside before even thinking about buying a purchased property.

For investors, these costs are a direct hit on your bottom line - which is why they need to be factored into your return calculations. Use PropBoss at PropBoss to get all your expenses - including that stamp duty you paid - in the same place as your rental income and deductions all tracked and up to date

Frequently Asked Questions

How much is stamp duty on a $500,000 property in NSW?

On a $500,000 property in NSW, standard transfer duty comes in at around $17,835. For first home buyers tho, things are a little different - they might not have to pay a thing if they're snapping up a brand new place, or theyre lucky enough to get a full exemption on an existing property that's valued at $500,000 or less.

Who pays stamp duty — buyer or seller?

In most situations the buyer is going to be the one paying stamp duty. On the day of settlement, it needs to be paid up - & your solicitor pretty much takes care of paying it for you, making it one less thing to worry about.

Can I add stamp duty to my home loan?

Generally, no. Most lenders are going to want you to scrape together the cash for stamp duty yourself and pay it out of pocket over the life of the loan. Of course some lenders will consider capitalising it for borrowers with more savings in the bank, but watch out because that increases the size of the loan you've got to pay off - which is probably not what you want to hear. So, have a chat with your mortgage broker and figure out what your options are.

Is stamp duty tax deductible?

Stamp duty isn't something you can write off as an annual expense for investment properties, according to the ATO's rental guidance. That said, it does form part of the cost base of the property, which means you'll have a bit less capital gains tax to worry about when you sell. For more on how CGT affects Aussie investors, read our capital gains tax guide.

Calculate Your NSW Stamp Duty Now

Stamp duty costs are a nasty surprise thats often lurking in the wings. But dont let it catch you off guard when you find the right property. Fire up PropBoss's Stamp Duty Calculator here and get an instant estimate of what youll be up for - whether youre a first home buyer planning to live in the property or just expanding your investment portfolio in NSW.

Ready to track all your property costs in one place? Get started with PropBoss — it's free to try.