NSW stamp duty calculator

Stamp duty in NSW is calculated on a sliding scale based on the dutiable value of the property, which is the higher of the price paid or the market value.

From 1 July 2026, rates start at $1.25 per $100 for the first $18,000 and rise to $5.50 per $100 above $1,290,000. Premium duty of $7.00 per $100 applies above $3,870,000. The thresholds are indexed each 1 July. You can see the full table on the Revenue NSW website (revenue.nsw.gov.au).

You may be eligible for a stamp duty exemption or concession if you are a first home buyer.

Our calculator uses owner-occupier settings. Rates for vacant land may differ.

Yes, there are mandatory upfront fees other than stamp duty required when purchasing property in NSW.

Other NSW government fees include transfer fees and mortgage registration fees, which are shown in our calculator.

Other upfront fees may be needed, but are not mandated by the government, such as conveyancing or building & pest reports. To find relevant fees for your state or territory, check out our deposit & upfront costs calculator.

Under the First Home Buyers Assistance Scheme (FHBAS), the NSW government offers stamp duty exemptions and concessions to eligible first home buyers.

For a new or existing home valued at $800,000 or less, you pay no stamp duty. Between $800,000 and $1,000,000, you pay a reduced amount. Above $1,000,000, full stamp duty applies. For vacant land, the exemption applies up to $350,000, with a concession up to $450,000.

To be eligible, you generally must:

Be at least 18 and buying as an individual
Never have owned residential property in Australia, and neither can your partner
Have at least one buyer who is an Australian citizen or permanent resident
Move into the home within 12 months and live there for at least 12 continuous months
Not have used the FHBAS or a similar first home buyer duty concession before

You apply through your solicitor or conveyancer. See the Revenue NSW website for the full rules.

This is separate from the First Home Owner (New Homes) Grant, which is a $10,000 payment for new homes.

To find the land tax for a property in NSW, follow these steps:

1. Using this tool, look up the property you're looking for. You must have an address in mind.
2. Then look up land value using the Valuer-General's land value search. Choose the most recent valuing year. If the property is an apartment, use the Strata Unit Land Value.
3. Take the land value from this report and input it into the NSW Government's Land Tax Calculator.

In NSW, stamp duty is calculated based on the dutiable value. This is the higher of the property’s sale price or its current market value.

In NSW, foreign buyers pay surcharge purchaser duty on top of standard stamp duty. It is 9% of the property value.

You are generally not a foreign person if you are an Australian citizen, a permanent resident who meets the residence requirements, or a New Zealand citizen. Other exemptions may apply, so check the Revenue NSW website for the full rules.

If you are a foreign buyer, you may also have other costs on top of the surcharge.

First Home Buyer Choice was repealed by legislation passed in May 2023, and has now been replaced with expanded stamp duty concessions. This means that any homes exchanged after 1 July 2023 will no longer be eligible for First Home Buyer Choice.

Buyers who have already opted into the scheme will be grandfathered in, and may continue to pay land tax instead of stamp duty on their purchased property.

The NSW First Home Buyer Choice scheme gave buyers the option to choose between paying stamp duty and an annual property tax. It was introduced for first home buyers in NSW who are purchasing properties under $1.5 million.

The eligibility requirements were as follows:

• You must be a first home buyer - i.e. you must never have been on title before. If you are buying with a partner, both of you must be first home buyers.
• Buying a home valued at less than $1,500,000, or vacant land (for the purposes of building a home) worth $800,000
• You, or your partner, must be an Australian citizen or permanent resident
• You must be over 18
• You must have not previously received a first home buyer grant or duty concessions
• You must move into the home within 12 months of buying
• You must live in the property for at least 6 months

To calculate your property tax, you can use the NSW Government's property tax tool.