Stamp Duty Calculator New South Wales
Calculate NSW transfer duty on any purchase price using the verified Revenue NSW schedule. Foreign buyer surcharge included.
Property details
Contract price for the property in NSW.
NSW stamp duty
$32,663
General transfer duty rate (investor / second-home buyer). FHB concessions, if eligible, reduce this further.
Keep this NSW number for tax time
Stamp duty adds to your CGT cost base, so it lowers the tax you pay when you eventually sell. Vestly stores it against the property and tracks cashflow, depreciation, and deductions across your whole portfolio.
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How NSW stamp duty works
NSW transfer duty (commonly called stamp duty) is collected by Revenue NSW on every property purchase. Brackets are CPI-indexed each 1 July, so the figures below reflect the schedule effective from 1 July 2025 (FY 2025-26).
New South Wales transfer duty brackets (FY 2025-26)
| Dutiable value | Duty payable |
|---|---|
| $0 - $17,000 | $1.25 per $100 (min $20) |
| $17,001 - $37,000 | $212.50 + $1.50 per $100 over $17,000 |
| $37,001 - $99,000 | $512.50 + $1.75 per $100 over $37,000 |
| $99,001 - $372,000 | $1,597.50 + $3.50 per $100 over $99,000 |
| $372,001 - $1,240,000 | $11,152.50 + $4.50 per $100 over $372,000 |
| $1,240,001 - $3,721,000 | $50,212.50 + $5.50 per $100 over $1,240,000 |
| $3,721,001+ (premium) | $186,667.50 + $7.00 per $100 over $3,721,000 |
Source: Revenue NSW - transfer duty rates
Worked example
A NSW investor buying a $850,000 residential property in Sydney pays approximately $32,663 in NSW stamp duty (before any first-home buyer concession or foreign-acquirer surcharge).
First-home buyer concessions
First-home buyers pay no duty on new or existing homes up to $800,000 and receive a concession on homes from $800,001 to $1,000,000. Vacant land thresholds are $350,000 (full exemption) and $450,000 (concessional).
Foreign buyer surcharge
Foreign buyers pay a 9% Surcharge Purchaser Duty on top of standard transfer duty on residential property (lifted from 8% on 1 January 2025).
NSW-specific quirks
A 7% "premium" duty rate applies to residential property above $3,721,000. NSW abolished the temporary annual property tax opt-in in July 2024 - lump-sum transfer duty is now the default for all buyers.
Common questions
When is NSW stamp duty payable?
Within 3 months of the contract date for most transactions. Off-the-plan purchases can defer up to 12 months in some cases, but only if the buyer intends to occupy.
Do I pay stamp duty as an investor in NSW?
Yes. Investor purchases attract the full general-rate schedule above. The first-home buyer concessions are PPOR-only - you must intend to live in the property for at least 6 of the first 12 months.
Are off-the-plan purchases treated differently?
For owner-occupiers, off-the-plan duty can be calculated on the dutiable value at contract date (rather than at completion), often producing a saving. Investors generally pay duty on the completion-date value.
How is NSW stamp duty calculated for a $850,000 investor purchase?
Sitting in the $372,001 - $1,240,000 bracket: $11,152.50 + 4.5% of ($850,000 - $372,000) = $11,152.50 + $21,510 = $32,662.50.
Is there a NSW pensioner concession?
No. NSW abolished its pensioner stamp duty exemption in 2010. Other relief (FHB schemes, off-the-plan deferral) may apply.
What about the foreign buyer surcharge in NSW?
A 9% Surcharge Purchaser Duty applies on top of standard transfer duty for any foreign person buying residential property in NSW (lifted from 8% to 9% on 1 January 2025).
Need the full upfront-cost picture?
Stamp duty is only one line item. The national Upfront Costs Calculator adds your deposit, LMI estimate, legal fees, inspections, and lender fees - the complete cash-at-settlement figure.
Verified May 2026. Source: Revenue NSW. Indicative only. Confirm with Revenue NSW or a conveyancer before relying on this figure.
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