NSW stamp duty calculator & guide
Find out how much stamp duty home buyers have to pay in NSW and use our calculator to estimate your costs.
What different scores mean
9+
Excellent
These home loans offer low costs, coupled with a host of features, giving the best overall value.
7+
Great
These home loans may have slightly higher interest rates or fewer features but overall, a competitive offering.
5+
Standard
Usually the home loans would offer above average rates. They may still include some competitive features.
0+
Basic
Higher costs and/or fewer features.
How much is stamp duty in NSW?
In NSW, transfer or stamp duty is one of the bigger costs that come with buying a property. Stamp duty can add tens of thousands of dollars to your budget. You can use the NSW stamp duty calculator below to estimate your tax costs.
- The NSW government is giving first home buyers the option to avoid stamp duty in favour of an annual land tax. Our calculator does not take this into account.
How to use the NSW stamp duty calculator
- Enter your property value (or an estimate).
- Pick your state or territory.
- Select Live-in (if you're buying a home), Investment (for an investment property) or Vacant land (if building on a vacant lot).
- If you've never owned a home before select Yes for First Home Buyer (you may get a stamp duty discount).
Work out how much stamp duty you'll pay
The NSW government is considering a "once in a generation" change to stamp duty, which will give home buyers the choice to pay either stamp duty upfront (and land tax where applicable), or to opt in to a new, smaller annual property tax instead of stamp duty.
In the meantime, if you are looking to buy property in NSW, use our NSW stamp duty calculator to estimate how much you may need to pay in stamp duty.
How is stamp duty calculated?
Stamp duty is calculated on the total dutiable value of the property subject to the transaction.
The current rates and thresholds for NSW are outlined below:
| Value of the property subject to the transaction | Rate of duty |
|---|---|
| $0 - $14,000 | $1.25 for every $100 or part of the value |
| $14,001 - $31,000 | $175 plus $1.50 for every $100 over $14,000 |
| $31,000 - $83,000 | $430 plus $1.75 for every $10 over $31,000 |
| $83,000 - $313,000 | $1,340 plus $3.50 for every $100 over $83,000 |
| $313,000 - $1,043,000 | $9,390 plus $4.50 for every $100 over $313,000 |
| over $1,043,000 | $42,240 plus $5.50 for every $100 over $1,043,000 |
| Premium Property Duty: over $3,131,000 (residential property only) | $157,080 plus $7.00 for every $100 over $3,131,000. |
(Source: NSW State Office of Revenue)
NSW Stamp duty exemptions for first home buyers
The First Home Buyers Assistance scheme provides first home buyers with exemptions from transfer duty (stamp duty) on new and existing homes:
- New homes. If you are buying a new home worth less than $650,000 you pay no stamp duty (if eligible). If the home is valued between $650,000 and $800,000 you can get a discount.
- Existing homes. If you are a first home buyer purchasing an existing home worth less than $650,000 you pay no stamp duty (if eligible). If the home is valued between $650,000 and $800,000 you can get a discount.
- Vacant land. If you buy vacant land under $350,000 then you pay no stamp duty. Between $350,000 and $450,000 you can get a discount on the duty.
New home - stamp duty
| Purchase Price | Stamp duty (new home) |
|---|---|
| $650,000 | $0 |
| $700,000 | $0 |
| $850,000 | $10,051.75 |
| 900,000 | $20,103.50 |
Existing home - stamp duty
| Purchase Price | Stamp duty (existing home) |
|---|---|
| $650,000 | $0 |
| $700,000 | $10,402.33 |
| $750,000 | $20,804.67 |
| $850,000 | $33,457 |
Source: Revenue NSW
Who is eligible?
To qualify, you need to:
- Be over 18 and a permanent resident or citizen
- Have never owned a property before
- Have never received a first home owner grant or concession before
How NSW first home buyers can avoid stamp duty completely
From 2023, first home buyers in NSW can skip stamp duty and choose to pay an annual land tax of $400 plus 0.3% of their property's land value.
To qualify, you need to be a first home buyer and the property needs to be valued at a maximum of $1.5 million.
It's important to note that land value is not the same as property value. Land value ends up being lower than the value of a full home (which includes the value of the building and the land).
Is avoiding stamp duty cheaper?
While it lowers your upfront costs, the land tax option can end up being more expensive. Buyers could be looking at an annual tax bill of $2,000 or higher. Because it's charged annually for as long as you own the property, the longer you own the home the more expensive it becomes.
If you had to pay $10,000 in stamp duty but $2,000 a year in land tax, in just 6 years the land tax option would cost you more.
But if you had a very large stamp duty bill, say $40,000, then it could take many years for the land tax option to cost more. The right choice for you really depends on:
- Your stamp duty bill (and whether you are eligible for an exemption or discount).
- Your land value and the annual land tax cost.
- How long you think you'll be living in the property (you'll stop paying the land tax when you sell the property).
Your stamp duty questions answered
More helpful links and guides
Compare finder's cheapest home loans
Here are some of the cheapest home loans in our home loan database.
1 - 15 of 15
Compare alternatives
We currently don't have a partnership for that product, but we have other similar offers to choose from (how we picked these ):
What is Finder Score?
The Finder Score crunches 7,000 home loans across 120+ lenders. It takes into account the product's interest rate, fees and features, as well as the type of loan eg investor, variable, fixed rate - this gives you a simple score out of 10.
To provide a Score, we compare like-for-like loans. So if you're comparing the best home loans for cashback, you can see how each home loan stacks up against other home loans with the same borrower type, rate type and repayment type. We also take into consideration the amount of cashback offered when calculating the Score so you can tell if it's really worth it.
Read the full Finder Score breakdown
More resources on Finder
More guides on Finder
-
Stamp duty in the Northern Territory
Everything you need to know about stamp duty in the NT and how it’s calculated.
-
Stamp duty in South Australia
Here’s everything you need to know about stamp duty in South Australia and how it’s calculated.
-
Stamp duty in Tasmania
Everything you need to know about stamp duty in Tasmania and how it’s calculated.
-
Queensland stamp duty calculator
Everything you need to know about stamp duty in Queensland and how it’s calculated.
-
Stamp duty in the ACT
Everything you need to know about stamp duty in the ACT and how it’s calculated.
-
Stamp duty in WA
Everything you need to know about how much stamp duty you'll pay when you buy a home in Western Australia.
-
Stamp duty Victoria
Your complete guide to stamp duty in Victoria, including new discounts that could save homebuyers up to $27,500.
Ask a question
Our house n land package we have buy of the plan on april2016
But going to be completed in this September do we have to pay stamp duty
Hi D,
Thanks for your inquiry.
If you qualify for the First Home Buyers Assistance Scheme under the FHOG, you may be eligible for a stamp duty exemption or concession. The scheme includes an exemption from stamp duty for new homes valued up to $650,000 and concessions on duty for new homes valued between $650,000 and $800,000. The First Home Buyers Assistance Scheme also provides a duty exemption on vacant land valued up to $350,000 and concessions for vacant land valued between $350,000 and $450,000.
I highly recommend you read more about the FHOG eligibility to ensure you meet their qualifications.
Hope this information helped.
Cheers,
Arnold
Stamp duty on a home is expempt I herd if you move from the city to a regional area is this true
Hi John,
Thanks for your inquiry.
Policies may vary among different states. Please check out the First Home Owner Grant and stamp duty for more info or visit your State Revenue Office for further clarification.
Hope this information helped.
Cheers,
Arnold
I have an investment property in NSW in my name, part of which, I want to transfer to principal residence (My Wife and I). The investment property is back to back with our residence.
Assuming the market value of the land to be transferred is $100,000: Is stamp duty applicable to the total value (100K) or half (50k)
Hello Mairtin,
Thank you for your inquiry.
Duty is calculated on the total dutiable value of the property subject to the transaction. For more information, visit NSW’s Taxes, duties, levies and royalties page. If you are uncertain how to compute it, you can contact a tax accountant or OSR at 1300 139 814. You can also email that at duties@osr.nsw.gov.au for further assistance.
Hope this helps.
Cheers,
Jonathan
We are on DSP and thinking about selling up and using our collateral to buy a modest house to live in. We are struggling with a current mortgage and hope to be free from a loan. Will we need to pay Stamp Duty on a purchase of property under $160,000.00?
Hi Ann!
Are you in NSW state? From 1 July 2017, stamp duty concessions for first home buyers will apply both to new and established housing. First time buyers will be exempt from stamp duty for homes valued up to $650,000.
You may want to refer to our stamp duty guide to see what taxes would apply in your situation. Also, if you have other questions, you may refer to the local state revenue or property office for such matters.
Hope this helps.
Cheers,
Jonathan
Do I need to pay GST for Stamp duty?
Hi Yves,
Thanks for your question.
You are not liable for goods and services tax (GST) when you sell your home. You also cannot claim GST credits on any costs associated with buying or selling it. This means, you cannot claim GST on stamp duty.
Cheers,
Annsy