Stamp Duty Calculator

Stamp duty is one of the highest upfront costs in a property purchase, and one of the most misunderstood. Use this stamp duty calculator for NSW to estimate the transfer duty you’ll pay at settlement. Enter the purchase price, select your buyer type, and check whether you qualify for a first home buyer exemption under the First Home Buyer Assistance Scheme. Getting this number right early lets you size your deposit properly, budget for settlement costs, and go to the bank without surprises.

How to use this stamp duty calculator

  1. Select your state. Choose NSW for NSW transfer duty rates. Change the selector for an interstate estimate.
  2. Enter the property purchase price. Use the contract price or your expected offer amount. For off-the-plan purchases, use the agreed contract price.
  3. Choose your buyer type. First home buyer, home mover, or investor. Your buyer type determines whether any concession applies.
  4. Select the property type. New home or established. The NSW First Home Buyer Assistance Scheme covers both.
  5. Advise if you are a foreign purchaser. If you are not an Australian citizen or permanent resident, a surcharge may apply.
  6. Review your estimate. The calculator returns the transfer duty payable and any first home buyer concession if you are eligible.

Worked example: NSW property purchases

NSW transfer duty stamp duty rate table showing general rate slabs and first home buyer FHBAS exemption thresholds for 2025-2026

Scenario 1 – First home buyer, $1,200,000 (Greystanes)

At $1,200,000, no FHBAS concession applies. The full exemption ceiling is $800,000, and the concession ceiling is $999,999. Standard duty applies at the full rate.

Applicable slab: $372,001 to $1,240,000 = $11,152 plus 4.5% on the amount over $372,000.

Duty = $11,152 + (($1,200,000 – $372,000) x 4.5%) = $11,152 + $37,260 = $48,412

At $750,000, the same buyer pays $0 under the full FHBAS exemption.

Transfer duty figures are based on rates effective 1 July 2025, sourced from Revenue NSW.

Scenario 2 – Investor, $850,000 (Western Sydney)

No concessions apply to investor purchases. Same rates applies.

Duty = $11,152 + (($850,000 – $372,000) x 4.5%) = $11,152 + $21,510 = $32,662

Stamp duty is an upfront cash cost paid at settlement, not financed into the loan. That amount comes straight off your usable deposit, which can affect loan structure and refinancing decisions for investors.

For a full breakdown, see the NSW stamp duty exemptions guide.

What this calculator can’t tell you

The estimate is a useful starting point, but a generic calculator works from the purchase price alone. Here is what it cannot factor in:

  • FHBAS eligibility beyond the price. Revenue NSW checks that you have never owned residential property in Australia and that you intend to live in the property as your principal residence for at least 12 consecutive months from settlement. A buyer at $780,000 who previously owned an investment property is ineligible, regardless of the price.
  • Off-the-plan payment timing. In NSW, you can defer transfer duty for up to 15 months from the contract signing date on an off-the-plan purchase, or until handover, whichever comes first. The calculator shows the duty amount but not when it falls due.
  • Dutiable value adjustments. Where the contract price is below market value (related-party sales, deceased estates), Revenue NSW uses the higher of the two figures. The calculator only works from the price you enter.
  • Effect on your deposit and LMI. Stamp duty comes from cash savings, not your loan. A $32,662 duty bill on an $850,000 purchase reduces your usable deposit by that amount, which can push your loan-to-value ratio above 80% and trigger lenders mortgage insurance.

FAQs

Not sure? Have additional questions? Try here 

Select your state (NSW for NSW rates), enter the property purchase price, and choose your buyer type. The calculator returns an estimate of the transfer duty payable, including any first home buyer concession if you qualify under the First Home Buyer Assistance Scheme. Change the state selector for an interstate estimate.

The answer turns on the purchase price. Under the First Home Buyer Assistance Scheme, you pay no transfer duty on purchases up to $800,000 for new or established homes. Between $800,001 and $999,999, a sliding-scale concession reduces the duty. At $1,000,000 and above, full standard duty applies with no concession. Use the Revenue NSW FHBAS Calculator for the exact figure in the concession band. If you are a first home buyer, confirm your eligibility before making an offer.

FHBAS is a NSW Government scheme that reduces or eliminates transfer duty for eligible first home buyers. To qualify, you need to be an Australian citizen or permanent resident who has never owned residential property in Australia. You also need to move in within 12 months of settlement and live there for at least 12 consecutive months. The scheme covers both new and established homes and has no income cap. It is separate from the First Home Owner Grant, which provides $10,000 for new builds only.

For most purchases, transfer duty is due within 3 months of the contract date. If you are buying off the plan, you can defer payment for up to 15 months from the contract signing date, or until handover, whichever comes first. At settlement, your conveyancer collects and pays the duty on your behalf as part of the settlement statement.

Rates vary by state. For a non-first home buyer at $800,000, Victoria charges approximately $43,070, Queensland approximately $29,025, and Western Australia approximately $32,315, compared to $30,412 in NSW. Each state has its own first home buyer scheme. Change the state selector in the calculator for an interstate estimate.

Foreign persons buying residential property in NSW pay a 9% surcharge on top of standard transfer duty. This applies in addition to standard duty and is not a replacement for it. The rate increased from 8% to 9% from 1 January 2025. Australian citizens and permanent residents ordinarily resident in Australia are not subject to the surcharge.

A broker cannot reduce the duty itself, but can confirm First Home Buyer Assistance Scheme eligibility before you make an offer, identify lenders who capitalise lenders mortgage insurance into the loan to preserve cash savings for duty, and structure the loan so stamp duty does not push your deposit below 20% and trigger lenders mortgage insurance. Talk to a broker today.

This article contains general information only and does not constitute financial advice. Your personal financial situation, objectives and needs have not been considered. Before acting on any information, you should consider its appropriateness to your circumstances. Speak to a qualified mortgage broker for advice tailored to your situation. Mortgage World Australia Pty Ltd is a credit representative (CR No. 396946) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

Important information

Calculator disclaimer. The results from this calculator should be used as an indication only. Results do not represent either quotes or pre-qualifications for a loan. The specific details of your loan will be provided to you in your loan contract. It is advised that you get in touch with us before taking out a loan so that we can provide you with advice that is tailored to your situation.

Assumptions. This calculator uses the information you enter together with standard assumptions; figures are estimates only, are not an offer of credit, and do not take into account your objectives, financial situation or needs.