NSW Stamp Duty — How Much Will You Pay?
Stamp duty is the biggest cash-at-settlement cost most NSW buyers face outside of the deposit itself. Here's how it's calculated, what first home buyers actually pay, and worked examples at common price points.
What is stamp duty in NSW?
Stamp duty (officially transfer duty) is a state tax charged by Revenue NSW on every property transfer. It's a one-off cost paid at settlement, calculated as a percentage of your purchase price on a bracket-by-bracket scale — similar to income tax, higher price ranges attract higher rates.
Unlike the loan itself, stamp duty can't be financed — it doesn't add value to the property. You need it in cash at settlement, on top of your deposit and other upfront costs like legal fees and inspections.
Current NSW stamp duty brackets
NSW uses a general rate table that applies to owner-occupiers and investors alike. First home buyer concessions are applied on top of this base rate. Brackets are indexed each 1 July by the Sydney CPI.
| Property price | Duty payable |
|---|---|
| Up to $17,000 | 1.25% of value |
| $17,000 – $37,000 | $212 + 1.5% of excess over $17,000 |
| $37,000 – $99,000 | $512 + 1.75% of excess over $37,000 |
| $99,000 – $372,000 | $1,597 + 3.5% of excess over $99,000 |
| $372,000 – $1,240,000 | $11,152 + 4.5% of excess over $372,000 |
| Over $1,240,000 | $50,212 + 5.5% of excess over $1,240,000 |
A separate premium dutyrate (currently $7 per $100 over a threshold around $3.72 million, indexed annually) applies to high-value residential properties — not shown above. Our calculator and worked examples focus on typical price ranges and don't model premium duty; buyers in that price bracket should confirm duty directly with Revenue NSW.
Source: Revenue NSW — Transfer duty.
First home buyer concessions
NSW offers one of the more generous first home buyer schemes in Australia under the First Home Buyers Assistance Scheme:
- Full exemption on purchases up to $800,000 — you pay $0 stamp duty.
- Partial concession between $800,000 and $1,000,000 — the discount reduces linearly as the price rises.
- No concession above $1,000,000 — you pay the full general rate.
To be eligible, you must be buying your first home and neither you nor your spouse or partner can have previously owned residential property in Australia (including as an investment). You must also move in as your principal place of residence within 12 months of settlement and live there continuously for at least 12 months. Full eligibility criteria are on the Revenue NSW first home buyer page.
Worked examples
These figures are computed from the bracket table above — the same formula Revenue NSW uses. All values are indicative; your final duty depends on contract date, property type, and eligibility.
First home buyer · $650,000
Under the $800k full-exemption threshold — you pay nothing.
First home buyer · $900,000
Inside the sliding-concession band — you pay a pro-rated amount based on how far above $800k you are.
Owner-occupier (non-FHB) · $1,100,000
Standard general rates — no concession applies once you are outside first home buyer eligibility.
Investment property · $1,500,000
Investors pay the general rate with no concessions. An additional 9% surcharge applies to foreign investors (not shown here).
Stamp duty is just one line in your true purchase cost. See how it combines with LMI, conveyancing, inspections, and every ongoing cost:
Calculate your full purchase costWhen do you pay NSW stamp duty?
Stamp duty is payable within three months of the contract date, or at settlement — whichever is earlier. In practice your conveyancer or solicitor processes payment to Revenue NSW as part of the settlement package. If you don't pay on time, Revenue NSW charges interest on the unpaid amount.
Off-the-plan purchases can defer duty for up to 15 months after the agreement if you'll occupy the property as your principal place of residence and live there continuously for at least 12 months. Foreign persons are not eligible for the deferral. Either way, the calculation uses the rates in force at the date the contract was signed.
Frequently asked questions
How much is stamp duty in NSW?
Stamp duty in NSW is calculated on a sliding bracket scale. For an $800,000 property, the general rate is about $30,412. First home buyers pay $0 on properties up to $800,000 and get a partial concession between $800,000 and $1,000,000. Above $1,000,000 the full general rate applies.
Do first home buyers pay stamp duty in NSW?
Not if the property is under $800,000 — it is fully exempt. Between $800,000 and $1,000,000 you get a partial concession (the discount reduces linearly as the price rises). Above $1,000,000 first home buyers pay the same duty as anyone else. Eligibility also requires that you and your spouse or partner have never owned residential property in Australia, and that you move in as your principal place of residence within 12 months of settlement and live there continuously for at least 12 months.
When do you pay stamp duty in NSW?
Stamp duty must be paid within three months of signing the contract of sale, or at settlement (whichever is earlier). In practice most buyers pay it at settlement — your conveyancer or solicitor handles the transfer to Revenue NSW. Miss the deadline and interest applies.
Can you add stamp duty to your home loan?
No — lenders will not lend against stamp duty directly because it does not increase the property’s value. You need to have the cash available at settlement. This is why stamp duty is the single biggest cash-at-settlement item for most NSW buyers outside of the deposit itself.
Is stamp duty the same for investment properties in NSW?
Yes for domestic investors — the general rate applies with no first home buyer concession. Foreign investors pay an additional 9% surcharge on top of the standard duty (increased from 8% on 1 January 2025). There is no separate bracket table for investors versus owner-occupiers in NSW.
How is NSW stamp duty different from other states?
NSW brackets are indexed each 1 July by the Sydney CPI, so thresholds drift upward over time. The $800,000 first home buyer exemption is one of the more generous in Australia — Victoria caps its exemption at $600,000 (with a sliding concession to $750,000); Queensland caps its exemption at $700,000 for established homes, though from 1 May 2025 Queensland first home buyers pay no duty on new builds at any price. NSW also has no separate owner-occupier (PPR) rate table; owner-occupiers and investors pay the same general rate unless a concession applies.
This guide is for general information only and is not financial, legal or tax advice. NSW stamp duty rules change — verify current rates and your eligibility with Revenue NSW or a licensed conveyancer before making property decisions.