NSW Stamp Duty Calculator

Your NSW stamp duty depends on the property’s dutiable value and whether you qualify for an exemption or concession. Eligible first-home buyers pay no transfer duty on homes valued at $800,000 or less. Reduced duty applies above $800,000 and below $1 million.

Use our NSW stamp duty calculator to estimate this expense before setting your purchase budget. Keep money for buying costs separate from your deposit so you know how much you have available for each.

What Is Stamp Duty?

Stamp duty, officially called transfer duty, is a NSW Government tax that applies to property purchases and certain transfers of ownership.

It isn’t based on how much you borrow. Buying without a mortgage doesn’t remove the duty obligation, and receiving property as a gift doesn’t automatically make the transfer exempt.

Do First-Home Buyers Pay Stamp Duty In NSW?

Some do. The First Home Buyers Assistance Scheme provides the following relief for eligible purchases.

Check the duty again if you increase your offer. Within the concession range, a higher purchase price also reduces your duty relief, increasing the money needed to buy.

How Is Stamp Duty Calculated In NSW?

Duty uses the higher of the purchase price and market value. The applicable financial year generally follows the contract date.

NSW Stamp Duty Rates For 2026–27

For residential property above $3,870,000, premium duty is $194,137 plus 7% of the excess above that threshold. Special rules apply to mixed-use properties and land exceeding two hectares.

Illustrative calculation: an $850,000 dutiable value produces standard duty of $32,437, before concessions or surcharges.

A discounted family sale doesn’t necessarily reduce duty because market value still matters. Foreign purchasers also need to check surcharge purchaser duty separately.

When Is Stamp Duty Paid?

For a standard purchase, duty is due by settlement or within three months of signing the contract, whichever comes first.

A six-week settlement means you need the duty funds within six weeks. A longer settlement generally doesn’t extend the three-month payment deadline. Ask your conveyancer to confirm the payment date when reviewing the contract.

Eligible off-the-plan buyers receive an additional deferral of up to 12 months. Payment falls due at the earliest of:

• Fifteen months after signing the contract.
• Completion and settlement.
• Assignment of any part of the contract.

The deferral requires an eligible purchase and compliance with purchaser and occupancy conditions. It doesn’t apply automatically to every new property or vacant land purchase.

What Stamp Duty Exemptions Or Concessions Are Available For First-Home Buyers In NSW?

The First Home Buyers Assistance Scheme offers the exemptions and reductions listed above. Meeting the price threshold is only part of qualifying.

The main eligibility checks include:

• You’re buying as an individual and are generally at least 18.
• You meet the scheme’s transaction and residence requirements.
• At least one purchaser is an Australian citizen or permanent resident.
• You and your spouse haven’t previously owned residential property in Australia or received the relevant first-home buyer duty benefit, subject to limited exceptions.

For current home purchases, at least one eligible first-home buyer generally needs to move in within 12 months of settlement and live there continuously for at least 12 months.

Your spouse’s ownership history matters even if they aren’t buying with you. Buying solely in your name doesn’t remove that eligibility check.

Purchases involving a non-first-home buyer also need individual assessment. Having one first-home buyer on the contract doesn’t automatically qualify the whole purchase for a full exemption.

When Is Stamp Duty Payable In NSW?

Your solicitor or conveyancer usually arranges payment as part of the purchase.

Ask them to confirm the assessed duty, payment deadline and amount you need to transfer. If settlement falls after the duty deadline, arrange payment separately rather than waiting for settlement.

What Happens If Stamp Duty Isn’t Paid On Time?

Revenue NSW charges daily interest on overdue duty until it is paid in full. Contact your conveyancer promptly if you expect a shortfall.

A delayed settlement doesn’t automatically postpone your duty deadline. Keep the payment date in your purchase timeline alongside finance approval and settlement.

What Other Costs Should I Consider Besides Stamp Duty?

Allow for the expenses that apply to your purchase, including:

• Conveyancing or solicitor fees.
• Building, pest and strata reports.
• Insurance and moving expenses.
• Lender application or valuation fees.
• Mortgage registration and title transfer fees.
• Lenders Mortgage Insurance, where required.
• Settlement adjustments for rates, water and strata levies.

Build your budget around the total funds needed to complete the purchase.

For example, if you have $100,000 available and reserve $30,000 for buying costs, you have $70,000 left to contribute towards the property price. This is an illustrative budget, not an estimate of your particular costs.

Home Loan Experts will help you assess your proposed deposit and loan structure. Your conveyancer will confirm the legal costs, duty and settlement adjustments.

Still Need Answers? We’re Here To Help!

Speak with Home Loan Experts about your purchase price, available savings and home loan options. Call 1300 889 743 or complete our free assessment form.