Stamp Duty Calculator NSW

How transfer duty is calculated in New South Wales

Transfer duty, still widely called stamp duty, is imposed in New South Wales under the Duties Act 1997 and administered by Revenue NSW. It is paid by the purchaser or transferee. Revenue NSW states that sellers and transferors do not pay it, and that it is payable each time a person acquires dutiable property in NSW unless an exemption applies.

Duty is calculated on the dutiable value of the property, which Revenue NSW defines as the higher of the agreed purchase price and the market value. Encumbrances such as a mortgage are not taken into account. For an ordinary sale between unrelated parties the price is usually accepted as the market value. A formal valuation may be required where there is no consideration, where the parties are related, where no selling agent is involved, or where Revenue NSW is not satisfied that the price reflects the value of the property.

The general scale shown above is marginal. Each rate applies only to the portion of the value within its band, and a fixed base amount covers the bands below. On a $1,000,000 purchase, for example, the duty is $11,602 plus $4.50 for every $100 above $387,000, which is $39,187. The same scale applies to owner-occupiers and investors. New South Wales does not publish a separate owner-occupier schedule, so the calculator shows the same figure for both buyer types. Relief for eligible first home buyers is assessed separately, as described below.

Annual indexation and premium duty in NSW

Revenue NSW adjusts the transfer duty thresholds and the premium duty threshold each year in line with changes in the consumer price index. The rate year that applies to a purchase is determined by the contract date, or by the date of transfer where there is no contract. A contract exchanged in June 2026 is therefore assessed on the 2025-26 scale even if settlement occurs after 1 July 2026. The table on this page reproduces the 2026-27 scale, which applies to contracts from 1 July 2026, and Revenue NSW publishes the scales for earlier years on its website.

Premium duty is a higher rate for residential property of very high value. For 2026-27 the premium threshold is $3,870,000, and duty above it is $194,137 plus $7.00 for every $100 over $3,870,000. Revenue NSW gives the example of a $4,000,000 residential purchase, which attracts $203,237 in combined transfer duty and premium duty. The premium rate applies to residential property only. Where part of a high-value property is used for a business, only the residential part is assessed at the premium rate, and for residential land over 2 hectares the premium rate applies only to the first 2 hectares, as a proportion of the overall value, with the remainder charged at the general rate.

First home buyer relief in NSW for established homes, new homes and vacant land

The First Home Buyers Assistance Scheme is the main form of duty relief for first home buyers in New South Wales. For contracts exchanged on or after 1 July 2023, a new or existing home valued at $800,000 or less is fully exempt from transfer duty, and a home valued above $800,000 and below $1,000,000 attracts a concessional rate. Vacant land on which the buyer intends to build a home is exempt up to $350,000, with a concessional rate for land valued above $350,000 and below $450,000. The same thresholds apply to established and newly built homes.

The concessional duty rises gradually across the band. The NSW Government publishes example amounts for contracts from 1 July 2026 to 30 June 2027: $9,796.75 on an $850,000 home, $19,593.50 on a $900,000 home, $29,390.25 on a $950,000 home and $37,227.65 on a $990,000 home. For vacant land, the published examples are $2,761.40 at $370,000 and $11,475.60 at $430,000. At $1,000,000 or above, full duty applies. On an $800,000 home the exemption removes duty of $30,187 under the 2026-27 scale.

To be eligible, each buyer must be an individual aged 18 or over, at least one buyer must be an Australian citizen or permanent resident, and neither the buyer nor the buyer's spouse or partner may have owned residential property in Australia or received a benefit under the scheme before. The transfer must be for the whole property. For a home bought under a contract from 1 July 2023, at least one eligible buyer must move in within 12 months after settlement and live there as a principal place of residence for at least 12 continuous months. A buyer who cannot meet that requirement must tell Revenue NSW so that the correct duty can be paid, or interest and penalties may apply.

A first home buyer may also buy with a person who is not eligible, such as a parent, provided the eligible buyers acquire at least half of the property and the other buyer is not the first home buyer's spouse. The other buyer pays duty on their share. The application is made after exchange on form ODA 066B, together with a purchaser declaration and proof of identity, and is lodged through the buyer's solicitor or conveyancer.

Off-the-plan purchases and duty deferral in NSW

Duty in New South Wales is normally due within 3 months of signing the contract, or at settlement if that is earlier. For off-the-plan purchases, where a home is still to be built or completed before settlement, this can mean paying duty well before the buyer takes possession. Revenue NSW therefore allows an eligible purchaser to defer payment for up to 12 months. With the deferral, duty is payable at the earliest of 15 months after signing the contract, completion and settlement, or the assignment of any part of the contract to another person. The deferral changes only the timing. The amount of duty does not change.

The deferral is available only where every purchaser is an Australian citizen or holds an eligible visa and has been in Australia for at least 200 days in the 12 months before exchange, and it is not available to trusts or companies. The property must be bought as the purchaser's principal place of residence, and for contracts from 1 July 2023 at least one purchaser must move in within 12 months after settlement and live there for at least 12 continuous months. A contract for vacant land qualifies only if it states that a home will be built before settlement. The deferral is not automatic and is arranged by the purchaser's solicitor or conveyancer.

Surcharge purchaser duty for foreign persons buying in NSW

A foreign person who acquires residential-related property in New South Wales generally pays surcharge purchaser duty in addition to transfer duty. The current rate is 9% of the dutiable value, charged in proportion to the share acquired by foreign persons. Revenue NSW illustrates the effect with a $1,000,000 residential purchase, on which a foreign person would pay $90,000 in surcharge purchaser duty and $39,187 in transfer duty. The calculator on this page does not include the surcharge.

An individual is generally treated as a foreign person unless they are an Australian citizen, or a permanent resident who was in Australia for at least 200 days in the year before the transaction, or they fall within certain other categories set out by Revenue NSW. Eligibility for the First Home Buyers Assistance Scheme does not remove the surcharge. Revenue NSW notes, for example, that a New Zealand citizen or permanent resident who qualifies for the scheme may still pay surcharge purchaser duty if not ordinarily resident in Australia. The surcharge is payable at the same time as transfer duty, and a purchaser who is uncertain of their status can use the surcharge purchaser duty tool on the Revenue NSW website.

Other NSW transfer duty exemptions and concessions

Revenue NSW lists several other exemptions and concessions, including concessional duty on certain transfers from deceased estates, an exemption for some transfers of a home between spouses and de facto partners, exemptions for transfers following the breakdown of a marriage or relationship, and concessions for primary production land transferred between family members and for certain self-managed super fund transactions. Each has its own conditions. As at September 2026, the Revenue NSW list of transfer duty exemptions and concessions does not include a general concession for pensioners or seniors buying a home.

Buyers may also encounter references to property tax. Under First Home Buyer Choice, first home buyers could elect to pay an annual property tax instead of transfer duty. That option was available from 16 January 2023 and closed on 30 June 2023, when the First Home Buyers Assistance Scheme was expanded. Buyers who opted in before that date continue to pay property tax, but the choice is not available for new purchases.

When NSW transfer duty is payable and how it is paid

Revenue NSW requires duty to be paid by the earliest of the settlement date or 3 months after signing the contract for sale. Where there is no contract, the 3 months run from the date of the transfer or the deed. Revenue NSW gives the example of a buyer who signs on 1 March and negotiates settlement on 1 September. Duty is due by 1 June, before settlement. Daily interest is charged on overdue duty until it is paid in full.

Most buyers pay through their solicitor or conveyancer, who calculates the transfer duty and any surcharge purchaser duty, lodges the transaction with Revenue NSW, arranges payment and manages the transfer. Revenue NSW issues a Duties Notice of Assessment showing the amount and due date. The purchaser remains responsible for ensuring payment is made on time. Buyers who do not use a legal representative may lodge documents directly with Revenue NSW for assessment. Revenue NSW has warned of scams involving duty payments and recommends verifying any payment request with the solicitor or conveyancer.

How NSW duty affects the deposit, borrowing and lenders mortgage insurance

Transfer duty is usually paid from the buyer's own funds rather than added to the home loan, so it reduces the amount of savings left for the deposit. On a $750,000 home in New South Wales, a buyer who does not qualify for first home buyer relief pays $27,937 under the 2026-27 scale. That amount is not available to reduce the loan. Where the remaining deposit falls below 20% of the purchase price, most lenders require lenders mortgage insurance, which adds a further cost. For an eligible first home buyer, the full exemption up to $800,000 can leave substantially more of the savings available for the deposit.

For this reason it is useful to estimate duty before settling on a budget and before seeking pre-approval. A lender assessing an application will generally look at the funds available for the deposit and purchase costs together. The figures produced by this calculator are estimates for established homes and assume eligibility where the first home buyer option is selected. The Revenue NSW calculators, and advice from a solicitor or conveyancer, remain the authoritative source for the duty payable on a particular contract. BorrowWise is an education site and can connect readers with an accredited mortgage broker who can explain how duty and deposit requirements apply to a particular purchase.