Tax & government Australia
Stamp Duty Calculator NSW
In New South Wales stamp duty is called transfer duty, and it is charged on the greater of the price and the market value. This calculator applies the 2026/27 schedule from Revenue NSW and shows the effect of the First Home Buyers Assistance Scheme.
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Stamp duty payable
—Duty on the schedule
—
Concession or exemption
—
Foreign purchaser surcharge
—
Share of the price
—
How the duty is built
Working with a different rate? Edit the rates this calculator uses
These are the figures we verified on 2026-10-26. Change them to work with a historic period, or with a new rate that has been announced but which we have not published yet.
Revenue NSW, new or existing homes
Revenue NSW
One band per line as from, fixed amount, rate %: the tax is the fixed amount plus the rate on the value above “from” for the highest band reached. Use it for an earlier year, a proposed schedule or a rate we have not published. Leave it empty to use the verified schedule.
An estimate, not an assessment. An estimate from the published schedule. Duty depends on your contract, the dutiable value and the concessions you qualify for, and rules change. Confirm the figure with the state revenue office's own calculator or your conveyancer before you rely on it.
How much stamp duty do I pay in NSW?
Stamp duty in NSW is worked out on the purchase price using the state's published schedule. On $850,000 it is about $32,437, with exemptions or concessions for some first home buyers. It is paid by the buyer, usually at settlement.
The NSW schedule
$0 to $18,000: 1.25%, minimum $20 $18,001 to $38,000: $225 plus 1.50% of the excess over $18,000 $38,001 to $103,000: $525 plus 1.75% over $38,000 $103,001 to $387,000: $1,662 plus 3.50% over $103,000 $387,001 to $1,290,000: $11,602 plus 4.50% over $387,000 Over $1,290,000: $52,237 plus 5.50% over $1,290,000
Bands apply to the part of the price inside each one, so the top rate is not charged on the whole price except where the schedule says it is.
Concessions and exemptions
A first home buyer pays no duty at or under the exemption limit. Between the limits the duty rises in a straight line from nil at the exemption limit to the full duty at the upper limit. This follows Revenue NSW's published example: $850,000 pays $9,796.75, which is one quarter of the $39,187 duty on $1,000,000. Revenue NSW's own calculator gives the exact figure for your contract.
To work out what you can borrow after paying duty, use the mortgage calculator.
How this is calculated
The published schedule, applied band by band.
duty = the fixed amount for your band + the marginal rate × the part of the price above the band's lower limit$0 to $18,000: 1.25%, minimum $20$18,001 to $38,000: $225 plus 1.50% of the excess over $18,000$38,001 to $103,000: $525 plus 1.75% over $38,000
NSW charges duty on the greater of the price and the unencumbered market value, and the buyer pays it, normally at settlement. Its schedule has six bands, topping out at a 5.5% marginal rate above $1,290,000.
The first home buyer scheme removes duty entirely for homes up to $800,000 and gives a reduced amount up to $1,000,000. Both limits are fields in the panel.
A worked example
An $850,000 investment property, bought by a buyer with no concessions.
- Purchase price$850,000
- Duty on the schedule$32,437.00
- Duty as a share of the price3.82%
$32,437 of duty on a $850,000 purchase, 3.82% of the price.
The calculator shows each step above so you can check it against the revenue office's calculator.
What duty is based on
NSW charges duty on the greater of the price paid and the market value of the property. Transfers between family members, gifts and off-the-plan purchases can be assessed differently. Land, a house, and often GST-inclusive prices are treated as one dutiable value.
Extra costs when you buy
Duty is only part of the upfront cost. Budget for conveyancing, a building and pest inspection, lender fees, mortgage registration and transfer fees, and loan insurance if your deposit is under 20%. These vary, so ask your lender and conveyancer for quotes.
What this calculator does not do
- The general schedule for residential purchases
- Concession rules are limited to those described on this page
- Off-the-plan, family transfers and land-only concessions are not modelled
- Duty on the "$100 or part of $100" basis may be a few dollars higher in some states
Common questions
How is stamp duty calculated in NSW?
Duty is charged on the greater of the price and the market value, using the state's schedule of bands. This calculator applies the current published bands and shows each step.
Who pays stamp duty?
The buyer, normally at or soon after settlement.
Do first home buyers pay stamp duty in NSW?
Not on homes up to $800,000, which are fully exempt. Between $800,000 and $1,000,000 a reduced amount applies, and above $1,000,000 full duty is payable.
What is the minimum duty in NSW?
$20, which applies to very low-value transfers.
Is stamp duty tax-deductible?
Not for a home you live in. For an investment property it is generally part of the cost base for capital gains tax rather than a deduction.
Where these numbers come from
- Revenue NSW — current transfer duty thresholds and rates The 2026/27 duty table and first home buyer thresholds
- Revenue NSW — transfer duty When transfer duty is payable and by whom
Rates last verified 2026-10-26 Every figure NSW State revenue office sets is re-checked against the source at least once a year, and again whenever a change is announced. Out of date? Tell us and we will fix it.
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