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.
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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
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Ask a question
I live in Victoria ive recently sold and planning to purchase a place in NSW . With stump duty in the state do you have to pay on the purchase as well as the sale of a property there? Thanks
Hi Brad,
Thanks for your question.
Stamp duty is a tax set by each Australian state or territory that is imposed on the purchase of assets including property.
In NSW, the purchaser of the property or the transferee is liable to pay stamp duty. The purchaser or transferee becomes liable when the sale or transfer takes place.
Cheers,
Anndy
Is the stamp duty on farming or rural land the same as for other real estate purchases?
Hi Dave,
Thanks for your question.
In NSW, the stamp duty on land depends on its intended purpose. NSW offers stamp duty exemptions for Primary production land. These are land that are dominantly intended for primary production. The exemption can be applied whether or not it is you that is undertaking the primary production activity.
You may have to contact the Office of State Revenue in NSW if you need help in identifying how much stamp duty you should be paying.
Cheers,
Anndy
I live in NSW and have an investment property (bought in 2014). I never lived in that property and never claimed FHOG grant.
If I buy new apartment as an owner-occupied property , can I apply for stamp duty exemption and FHOG grant?
Hi Joe,
Thanks for your question.
There are a number of circumstances where a buyer in NSW could be exempt from stamp duty tax for new homes. One criterion is if the value of the home is under $550,000. There are also concessions available for new homes with a value of $550,000 – $650,000. For more information on how to get stamp duty exemption, you can check our guide on this page.
For FHOG, an eligible home will be located in Australia and will be a new or established house, home unit, flat or other types of self-contained fixed dwelling that meets local planning standards. The exact specifications will depend on your state. Please read more about FHOG eligibility criteria for more information.
You may want to directly get in touch with the government agency in your area that handles FHOG to discuss your eligibility.
Cheers,
Anndy
We are buying a house, the price we are paying is less than the valuation of the home – will the stamp duty be calculated off the value price or the sale price?
Hi Madi,
Thanks for your question.
For NSW, QLD, Tasmanian, Victorian, Northern Territory and Western Australian, stamp duty is calculated based on the greater amount out of the price paid for the property and the market value or unencumbered value of the property.
Cheers,
Anndy
In the instance of a home sale over 1 million and with the settlement having a term of 52 weeks – when is the stamp duty payable? 3 months from exchange, or on settlement. ?
Thanks
Hi Rory,
Thanks for your question.
For NSW, stamp duty is generally payable on the purchase price within 3 months of settlement or 15 months of the contract date (whichever is sooner). If you are obtaining finance, you will have to pay the stamp duty by settlement date.
Cheers,
Anndy