Calculate Land Transfer Stamp Duty
What is Transfer (Stamp) Duty in New South Wales?
According to Revenue NSW, transfer duty (formerly known as stamp duty) must be paid whenever land or property changes ownership in New South Wales. Essentially, this is a tax on buying (or transferring) property. The amount payable varies based on the property’s value, its intended use, whether the buyer is a foreign purchaser, and any applicable exemptions or concessions.
💡Did you know? In NSW the official term has always been “transfer duty” rather than “stamp duty”, even though almost everyone still says stamp duty out of habit. It’s the same tax, just a different name to Victoria’s “land transfer duty”.
☝️ Important – For this article, we will just use the words Stamp Duty to make it easier for everyone to read. You’re welcome.
How is stamp duty calculated?
Stamp duty is calculated on the dutiable value of your property. This is the higher of the price you paid for the property or its market value. Duty is calculated on a sliding scale, starting at $1.25 for every $100 and rising to $5.50 for every $100 depending on the value of your property, plus a premium rate for properties over $3.87 million.
According to Revenue NSW, the dutiable value of a property is the higher of the purchase price you agreed to pay, or the property’s market value. Where a transaction isn’t conducted at arm’s length (for example, a family transfer), Revenue NSW may require a formal valuation to determine market value.
Source: Revenue NSW: How to calculate transfer duty
What are the Stamp Duty rates in New South Wales?
Unlike Victoria, NSW doesn’t run a separate discounted rate table for owner-occupiers. The same general rates below apply whether you’re buying your home, an investment property or a holiday house. The only value-based relief comes through the First Home Buyers Assistance Scheme, covered further down this page.
Standard Transfer Duty Rates (2026/27)
| Dutiable Value Range | Rate |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
Source: Revenue NSW: Current transfer duty rates
Premium Property Duty (2026/27)
If your property’s dutiable value is above the premium threshold, a higher rate applies on top of the standard scale.
| Premium Threshold | Rate |
|---|---|
| $3,870,000 | $194,137 plus $7.00 for every $100 over $3,870,000 |
Source: Revenue NSW: Premium duty rates
☝️ Hot Tip: Use a Stamp Duty Calculator to help work out how much it will cost you in New South Wales.
Can Stamp Duty be part of my deposit in New South Wales?
The short answer is no. Stamp duty is paid by the purchaser when you’re buying a property. It’s paid on top of any deposit you’ve agreed to as part of the contract of sale. Stamp duty is always a separate cost that’s on top of what you agree to pay for a property.
If you’ve been lucky enough to save up and have a 10% deposit, the amount of stamp duty you’ll then need to pay is a separate cost.
Let’s take a look at an example of a buyer purchasing a home in New South Wales.
Purchase Price: $850,000 with a 10% deposit
Deposit on purchase = $85,000
Money lent to you via a home loan = $765,000
Costs and fees = $34,802.46
Costs made up of:
- Stamp Duty on purchase: $32,437
- Transfer registration fee (NSW LRS): $182.73 (updated July 2026)
- Mortgage registration fee (NSW LRS): $182.73 (updated July 2026)
- Solicitor/Conveyancer (estimate): $1,500
- Building and pest inspections (estimate): $500
In the above example, we might be borrowing on a 90% loan (LVR) using a deposit of 10% which means a home loan of $765,000, but the total that you need to contribute to getting your home is very different.
The total of money that needs to come from you is actually the 10% deposit of $85,000 + costs and fees of $34,802.46 = Total deposit required of $119,802.46
So in the above example, you’re actually needing a deposit closer to 14.1% of the purchase price once you factor in costs!
Who needs to pay Stamp Duty?
Many buyers and investors often ask this question and it’s a very important one to make sure you understand.
The party who purchases the property is responsible for paying stamp duty in New South Wales. If you’ve bought a property in NSW, you’ll pay stamp duty once the sale or transfer is complete.
An exemption may apply for different circumstances which can reduce the amount of stamp duty payable. If you’re a first home buyer in NSW, then exemptions may apply to you.
Your conveyancer or solicitor will usually help calculate and lodge duty on your behalf and we don’t usually recommend the DIY approach when purchasing.
💡 Read more:: DIY conveyancing: is it a good idea to do your own?
To summarise, who needs to pay stamp duty?
- ✅ Those who have already purchased their first property (buying their second or third property).
- ✅ The buyer pays it: not the seller.
- ✅ It needs to be paid within 3 months of signing the contract (or by settlement if that’s earlier): a shorter window than Victoria’s 30 days from settlement.
- ✅ If you are a first home buyer but your property value is over certain thresholds you will still be required to pay stamp duty.
What is the Stamp Duty for Foreign Buyers in New South Wales?
In addition to standard transfer duty, a foreign buyer must also pay surcharge purchaser duty of 9% of the dutiable value (increased from 8% on 1 January 2025).
This surcharge is a flat rate calculated on the dutiable value, and is paid in addition to the standard transfer duty and any premium duty that applies. Unlike Victoria, NSW’s foreign purchaser surcharge is not available for the off-the-plan payment deferral covered below.
Source: Revenue NSW: Surcharge purchaser duty
When does Stamp Duty need to be paid?
Stamp duty in New South Wales needs to be paid within 3 months of signing the contract for sale, or by the settlement date if that comes sooner. This is a notably shorter window than Victoria’s 30-days-from-settlement rule, so it’s worth flagging early with your conveyancer.
⚠️ Note about Titles: The property title won’t be transferred to the buyer’s name until stamp duty is paid. Always check with your legal representative about title issues.
Off-the-plan purchases: a deferral, not a discount
If you’re buying off the plan in NSW and intend to live in the property, you may be able to defer paying transfer duty for up to 12 months (up to 15 months in total from the contract date) under section 49A of the Duties Act 1997. This is different to Victoria’s off-the-plan concession. NSW gives you more time to pay the same amount, rather than reducing the dutiable value. Investors and foreign purchasers don’t qualify for the deferral.
Source: Revenue NSW: Off the plan property purchases
Are there any exemptions from Stamp Duty in New South Wales?
There are! The great news for first home buyers looking to purchase their home in NSW is that there’s a full exemption from paying stamp duty if the value of the property is $800,000 or less (or $350,000 or less for vacant land you intend to build on). So in these situations, stamp duty = $0.
Are there any concessions to reduce Stamp Duty in New South Wales?
What about if the property is over $800,000? There’s still a first home buyer concession available on a sliding scale to help reduce the amount of stamp duty payable, right up to $1,000,000 (or $450,000 for vacant land).
The concession is calculated as: duty payable = full duty × (dutiable value − $800,000) ÷ $200,000. In other words, the closer your purchase price is to $800,000, the less duty you pay, tapering back up to the full rate at exactly $1,000,000.
To qualify, you must be an Australian citizen or permanent resident (or buying with one), be 18 or older, and neither you nor your spouse/partner can have previously owned residential property in Australia or claimed this concession before. You’ll also need to move in within 12 months of settlement and live there continuously for at least 12 months.
Example concession savings:
| Dutiable value ($) | Normal duty ($) | Duty after concession ($) |
|---|---|---|
| 825,000 | 31,312 | 3,914 |
| 850,000 | 32,437 | 8,109 |
| 875,000 | 33,562 | 12,586 |
| 900,000 | 34,687 | 17,344 |
| 925,000 | 35,812 | 22,383 |
| 950,000 | 36,937 | 27,703 |
| 975,000 | 38,062 | 33,304 |
First home buyer concessions can be quite substantial, saving $27,398 in stamp duty on a purchase price of $825,000.
Source: Revenue NSW: First Home Buyers Assistance Scheme
Other exemptions and concessions available in New South Wales
A number of exemptions and concessions for transfer duty are available. Many are aimed at first home buyers, but others include:
- Spouse or partner transfers: an exemption for transfers of a principal place of residence between married couples or de facto partners.
- Deceased estates: concessional treatment applies where property passes to a beneficiary in accordance with a will or the rules of intestacy.
- Family primary production land: concessions can apply where farming land is transferred between family members, subject to eligibility rules.
- Off-the-plan deferral: covered above, a 12-month payment deferral rather than a duty reduction.
More exemptions and concessions may be available depending on your circumstances. Always confirm current eligibility with Revenue NSW or your conveyancer before settlement, as rules and thresholds are reviewed periodically.
⚠️ IMPORTANT: Always discuss these options with your conveyancer and/or representative before settlement.
Why does the NSW Government charge Stamp Duty?
Okay, imagine you’re at a music festival. Tickets aren’t free, right? Someone’s gotta pay for the bands, security, porta-potties (hopefully clean ones!), and all the other stuff that makes it happen. It’s kinda like that with owning a house in NSW: there’s gotta be money to keep things running.
Here’s the deal with stamp duty:
- Think of it as a “welcome tax.” When you buy something valuable, like a house, the government charges you a bit extra to say “hey, welcome to the property club!” This extra cash helps fund things like schools, hospitals, roads, and all the other goodies that make living in NSW so great.
- It’s a big chunk of change. We’re talking thousands, sometimes even tens of thousands of dollars, depending on how swanky your new digs are. But hey, remember that music festival? All those things don’t come free!
- Not everyone pays the full whack. First-time homebuyers get a substantial discount up to $800,000, and there are other exemptions for things like inheriting a property or transfers between spouses. Off-the-plan buyers also get more time to pay, even if the amount doesn’t change.
- Love it or hate it, it’s a major player. Stamp duty is one of the largest sources of NSW Government revenue every year, alongside payroll tax and land tax.
Now, the downsides:
- It can be a major hurdle for first-time buyers. Saving up for a house is hard enough, and a big stamp duty bill can feel like a slap in the face. It can also push prices up, making housing even less affordable.
- It’s not the most efficient tax. It’s a one-time hit, so it doesn’t capture people who own multiple properties or who get richer over time. Plus, it can discourage people from moving, which isn’t great for the economy.
So, is it good or bad? That’s a tough one. It’s true that stamp duty raises a lot of money for important things, but it can also make it harder for young people to get on the property ladder. Ultimately, it’s a complex issue with pros and cons.
How much will Stamp Duty cost me in New South Wales?
It varies from one state to another. Territory and state governments determine the amount required to be paid. It isn’t always easy to calculate the amount you owe in stamp duty, because every state charges a different rate. So always be sure that you’re looking up your state specifically, so for the sake of this article, we’ve focused on New South Wales.
This can be quite confusing for first time home buyers. But the good news is, you can calculate the amount using an online calculator. A great start is at the top of the page with our Stamp Duty Calculator for New South Wales!
Key points to know:
- Each state and territory will have their own calculators online and you can check the equivalent revenue office for where you’re looking to buy.
- Chat to the Well Money team to check for more information about stamp duty in New South Wales and to see what we can do to help.
- $54,151. The average stamp duty amount for the average purchase property price in New South Wales!
NOTE: The above amount of stamp duty is calculated in July 2026 and the property price is from the ABS Total Value of Dwellings release for the March 2026 quarter, with the average (mean) property price in New South Wales being $1,324,800. This is the highest of any state.
💡 Read more:: Hidden home loan fees (and how to avoid them)
I’m not quite sure what applies to me. Can you help?
If you are looking to purchase a home or investment property in New South Wales, our team at Well Money can help.
What we do is make it simple to get through the home loan process, and with our team of experts, we will help walk you through the process to complete your first home buyers application.
To chat about your deposit, lending and first home ownership options book in a time to sit down with us, or feel free to call on 1300 899 724.