Stamp Duty Calculator New South Wales 2026

How Is Stamp Duty Calculated in New South Wales?

Stamp duty — officially called transfer duty or conveyance duty — is a state government tax payable when you purchase property in New South Wales. The amount is calculated on the greater of the purchase price or the property's market value, using a tiered rate structure. Higher property values attract progressively higher marginal rates, meaning the effective rate increases as the purchase price rises.

In NSW, stamp duty applies to the transfer of all real property including houses, apartments, vacant land, and commercial premises. The rates below apply to standard residential purchases (not off-the-plan or concessional transactions). Investment properties pay the full general rate — first home buyer concessions do not apply.

NSW Stamp Duty Rates 2025-2026

The following table shows the current general transfer duty rates for New South Wales for the 2025-2026 financial year.

Rates are approximate and based on publicly available information for the 2025-2026 financial year. Always verify with the New South Wales revenue office before settlement.

Example: Stamp Duty on a $750,000 Property in NSW

On a $750,000 investment property in New South Wales, you would pay approximately $29,490 in stamp duty, representing an effective rate of 3.93% of the purchase price. This is payable as a lump sum — it cannot be added to your mortgage. Remember to budget for this cost on top of your deposit, legal fees, and other settlement costs.

First Home Buyer Stamp Duty Exemptions in NSW

New South Wales offers generous stamp duty relief for first home buyers. Properties valued up to $800,000 are fully exempt from stamp duty, while properties between $800,000 and $1,000,000 receive a sliding-scale concession. These concessions apply only to new and existing homes purchased for owner-occupation — investment properties do not qualify. First home buyers purchasing vacant land receive an exemption up to $350,000 and a concession up to $450,000.

Note that first home buyer concessions apply only to owner-occupied purchases — if you are buying an investment property, the full general rates shown above apply. You cannot combine first home buyer concessions with investment property purchases, even if this is your first property.

Foreign Buyer Stamp Duty Surcharge in NSW

Foreign purchasers in NSW pay an additional 8% surcharge on top of the standard stamp duty rates. This applies to foreign individuals, corporations, and trustees of foreign trusts. On a $750,000 property, this equates to an additional $60,000 in duty, bringing the total stamp duty to approximately $89,490.

When Is Stamp Duty Paid in New South Wales?

In NSW, stamp duty is payable within 3 months of the contract date (exchange of contracts), not at settlement. Your conveyancer or solicitor typically arranges for payment as part of the settlement process. Late payment attracts interest charges from Revenue NSW.

Stamp duty is a significant upfront cost that must be factored into your purchase budget alongside the deposit, legal fees, building inspections, and loan establishment costs. Unlike ongoing expenses, stamp duty cannot be claimed as an annual tax deduction. However, it forms part of the property's cost base for capital gains tax (CGT) purposes, reducing your taxable capital gain when you eventually sell.

Related Property Calculators

Stamp duty is just one part of the cost of acquiring an investment property. Use our other free calculators to understand the full financial picture.

Stamp Duty in Other States

Considering properties in other states? Compare stamp duty rates across Australia.