Free Tool · New South Wales
NSW Stamp Duty Calculator
Calculate New South Wales conveyancing duty for owner-occupiers, investors, and first home buyers using current Revenue NSW rates.
Calculate New South Wales conveyancing duty for owner-occupiers, investors, and first home buyers using current Revenue NSW rates.
NSW transfer duty (formerly known as stamp duty) is administered by Revenue NSW under the Duties Act 1997. The duty is charged on the dutiable value of the property — usually the contract price, but Revenue NSW can substitute a higher market valuation if it suspects under-statement. Rates step up across price brackets, from nil under $14,000 to 5.5% on the portion above $550,000.
NSW uses the following bracket structure for the standard duty rate:
| Dutiable value | Standard rate |
|---|---|
| $0 – $14,000 | nil |
| $14,001 – $30,000 | $1.25 per $100 (1.25%) |
| $30,001 – $130,000 | $200 + $1.50 per $100 over $30,000 (1.5%) |
| $130,001 – $205,000 | $1,700 + $1.75 per $100 over $130,000 (1.75%) |
| $205,001 – $305,000 | $2,631.25 + $3.50 per $100 over $205,000 (3.5%) |
| $305,001 – $405,000 | $6,131.25 + $4.00 per $100 over $305,000 (4.0%) |
| $405,001 – $550,000 | $10,131.25 + $4.50 per $100 over $405,000 (4.5%) |
| Above $550,000 | $16,256.25 + $5.50 per $100 over $550,000 (5.5%) |
Unlike Victoria and Queensland, NSW does not offer a separate owner-occupier "home concession" — owner-occupiers and investors pay the same standard rates. The only relief available to owner-occupiers is via the First Home Buyers Assistance Scheme (if eligible) or the First Home Owner Grant for new builds.
New South Wales offers full exemption from transfer duty for eligible first home buyers on properties up to $800,000, with a sliding partial concession from $800,000 to $1,000,000. The First Home Buyers Assistance Scheme (FHBAS) covers both new and established homes. Vacant land used to build a home is fully exempt up to $350,000 with a partial concession to $450,000. To qualify you must be 18 or older, an Australian citizen or permanent resident, never have owned residential property in Australia, and live in the home for at least 12 continuous months within 12 months of settlement.
For full eligibility details and to apply, see Revenue NSW: First Home Buyers Assistance Scheme (FHBAS).
When a foreign person acquires residential property in New South Wales, the 8% surcharge purchaser duty applies in addition to the standard conveyancing duty. The surcharge is collected by Revenue NSW at the same time as the standard duty. Australian citizens and permanent residents are not foreign persons for the purposes of this surcharge.
| Scenario | Investor | Owner-occupier | First home buyer |
|---|---|---|---|
| $640,000 property | $21,988 | $21,988 | $0 (FHB exemption) |
| $900,000 property | $36,288 | $36,288 | $18,144 (FHB concession) |
| $1,200,000 property | $52,788 | $52,788 | $52,788 (over cap) |
Estimates use Revenue NSW 2025–26 conveyancing duty rates. Always confirm the exact figure with your solicitor or conveyancer before settlement — these calculations do not account for off-the-plan concessions, pensioner concessions, or other state-specific reliefs that may apply to your situation.
Need to calculate stamp duty for another state? Use our all-states stamp duty calculator, which covers NSW, VIC, QLD, SA, WA, TAS, ACT, and NT in a single tool. Each state has different rates, thresholds, and concessions — New South Wales applies a 8% foreign buyer surcharge.
NSW transfer duty (still commonly called stamp duty) is charged by Revenue NSW on the dutiable value of any property purchase. The duty steps up across brackets from nil under $14,000 to 5.5% on the portion above $550,000. There is no owner-occupier "home concession" in NSW — owner-occupiers and investors pay the same standard rates. The main relief is the First Home Buyers Assistance Scheme.
Eligible first home buyers pay no transfer duty on properties up to $800,000 and receive a sliding partial concession on properties between $800,000 and $1,000,000. Above $1,000,000 the standard rates apply with no concession. The same thresholds apply to both new and established homes under the First Home Buyers Assistance Scheme (FHBAS).
NSW transfer duty is payable within three months of liability — usually three months after the contract date. Most buyers pay duty at settlement through their solicitor or conveyancer. Late payment attracts interest and penalty tax under the Taxation Administration Act 1996 (NSW).
Foreign buyers (non-Australian citizens or permanent residents) pay an additional 8% surcharge purchaser duty on top of standard transfer duty. The surcharge applies to residential property purchases and is collected by Revenue NSW at the same time as the standard duty. New Zealand citizens with a Special Category Visa are treated as foreign for this surcharge unless they are also Australian permanent residents.
No. Stamp duty paid by a property investor in NSW (or any state) is not immediately deductible against rental income. Instead it is added to the cost base of the property and reduces capital gains tax when the property is later sold. Owner-occupiers cannot deduct stamp duty at all.
There is no difference — they are the same tax. NSW formally calls it "transfer duty" in the Duties Act 1997, but most buyers, lenders, and solicitors still call it "stamp duty". The legislation, the contract documents, and Revenue NSW forms all use "transfer duty"; everyday speech still uses both terms interchangeably.