NSW Stamp Duty Calculator
Enter a property price to see how much stamp duty you will pay in New South Wales. We also estimate your deposit and fixed registration fees so you know the total cash required.
Updated with NSW general buyer transfer duty rates effective 1 July 2025. Does not apply first home buyer concessions.
Enter the contract price. NSW uses the same rates for owner-occupiers and investors.
Select a preset:
These are fixed NSW Land Registry Services fees (2024-25).
Enter a property price to estimate NSW stamp duty and upfront cash needed.
NSW stamp duty rates (general buyers)
NSW charges transfer duty on a sliding scale. Only the portion of the price within each bracket is charged at that bracket's rate. This calculator uses the standard rates shown below.
| Dutiable value | Rate | Formula |
|---|---|---|
| $0 – $17,000 | 1.25% | $1.25 for each $100 (min $20) |
| $17,001 – $37,000 | 1.5% | $212 + $1.50 for each $100 over $17,000 |
| $37,001 – $99,000 | 1.75% | $512 + $1.75 for each $100 over $37,000 |
| $99,001 – $372,000 | 3.5% | $1,597 + $3.50 for each $100 over $99,000 |
| $372,001 – $1,240,000 | 4.5% | $11,152 + $4.50 for each $100 over $372,000 |
| $1,240,001+ | 5.5% | $50,212 + $5.50 for each $100 over $1,240,000 |
How to budget for upfront costs
Stamp duty is usually the single biggest cost after your deposit. NSW settlement statements will also include transfer registration, mortgage registration, legal fees, and adjustments for council or strata charges. Use the toggle in the calculator to include the fixed NSW Land Registry Services fees so you are not surprised on settlement day.
Many buyers set aside at least 5% extra cash on top of their deposit to cover duty and incidental costs. This calculator adds everything together so you can see the total amount you need to transfer to the solicitor or conveyancer before settlement.
First home buyer concessions
NSW offers a full exemption from transfer duty on new and existing homes up to $800,000 if you qualify as a first home buyer. Concessional rates apply between $800,000 and $1,000,000, and there is no discount above that threshold. Vacant land has a lower threshold of $350,000 for a full exemption.
If you are eligible, calculate the full duty first using this tool, then subtract the concession amount published by Revenue NSW. Always obtain confirmation from your conveyancer before exchanging contracts.
FAQ
What financial year is covered?
Rates are current for assessments issued from 1 July 2025. NSW indexes thresholds annually with CPI.
Does this include the annual property tax reform?
No. The NSW property tax (annual land tax alternative) announced in 2022 did not proceed. All residential purchases still pay upfront stamp duty under the rules above.
Are investor purchases treated differently?
No. Investment and owner-occupied properties use the same general buyer rates. Some surcharges apply to foreign purchasers, which are not included in this tool.
Can I claim stamp duty on tax?
Owner-occupiers cannot deduct stamp duty. Investors add the amount to their cost base for capital gains tax purposes and claim a deduction spread over five years for certain commercial properties.
Tax Accuracy & Sources
Estimates NSW general transfer duty and selected registration fees from property price and options entered. First home buyer concessions and foreign purchaser surcharges are not included.
NSW transfer duty rates confirmed January 2025.