Calculator
NSW stamp duty calculator
New South Wales charges transfer duty on the dutiable value of a property — usually the purchase price. This calculator uses the Revenue NSW residential schedule current from 1 July 2026, plus the Land Registry Services transfer fee.
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Estimated stamp duty
$34,912
- State or territory
- New South Wales (NSW)
- Buyer type
- Standard purchaser (general rates)
- Property value
- $900,000
- Stamp duty (transfer duty)
- $34,912
- Effective rate
- 3.88%
Based on NSW transfer duty rates (residential) as at July 2026. NSW rates → · Revenue NSW →
Estimates only. Assumes an Australian-resident buyer and no foreign-purchaser surcharge. Verify with a conveyancer.
About stamp duty in NSW
Revenue NSW still publishes the tax as transfer duty. Search and settlement packs usually call it stamp duty. The amount is the same thing: a state tax on the dutiable value when you buy.
The general schedule is progressive. At typical Sydney house prices you are in the 4.5% marginal band (above $372,000, up to $1.24 million). From $1.24 million the marginal rate is 5.5%, then 7% above $3.721 million.
This page models an Australian-resident buyer of a single residential lot. Foreign-purchaser surcharge, premium-property rules that sit outside the standard table, and company or trust structures are not applied.
NSW transfer duty rates
General (investor) residential schedule used by this calculator. Home and first-home results can be lower where the concessions listed below are modelled.
| Dutiable value | Duty |
|---|---|
| Up to $17,000 | 1.25% (minimum $20) |
| $17,001 – $37,000 | $212 plus 1.5% of the excess over $17,000 |
| $37,001 – $99,000 | $512 plus 1.75% of the excess over $37,000 |
| $99,001 – $372,000 | $1,597 plus 3.5% of the excess over $99,000 |
| $372,001 – $1,240,000 | $11,152 plus 4.5% of the excess over $372,000 |
| $1,240,001 – $3,721,000 | $50,212 plus 5.5% of the excess over $1,240,000 |
| More than $3,721,000 | $186,667 plus 7% of the excess over $3,721,000 |
Worked examples
Same engine as the form above. Investor is the general table. Home is the owner-occupier result where one is modelled. First home is an established home you will live in.
| Price | Investor | Home | First home |
|---|---|---|---|
| $500,000 | $16,912 | $16,912 | $0 |
| $800,000 | $30,412 | $30,412 | $0 |
| $1,000,000 | $39,412 | $39,412 | $39,412 |
| $1,500,000 | $64,512 | $64,512 | $64,512 |
Concessions this calculator models
- First-home buyers of an established or new home: $0 duty to $800,000, then a linear phase-up to full duty at $1 million.
- First-home vacant land: $0 to $350,000, phasing to full duty at $450,000.
- NSW does not have a separate owner-occupier rate in this model. If you are not a first-home buyer, the general schedule is shown whether you will live in the property or not.
NSW LRS transfer (Real Property Act) for 2026–27 is a flat $166.60.
Common questions
- How much NSW stamp duty on an $800,000 home?
- General transfer duty on $800,000 is $30,412. A first-home buyer who will live in an established or new home pays $0 at that price. Confirm eligibility with Revenue NSW before you exchange.
- Is NSW stamp duty different for investors?
- The general transfer-duty table is the same. First-home relief is not applied to an investment purchase on this calculator, because you must live in the property to use that concession.
- Does vacant land get a NSW first-home exemption?
- Yes, with a lower threshold than a home: $0 duty to $350,000, then a phase-up to full duty at $450,000. Open the NSW vacant land stamp duty page.
Compare stamp duty across Australian states → · NSW first-home stamp duty → · NSW vacant land stamp duty → · How much to buy a house in NSW → · NSW suburb profiles →
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