Stamp Duty · Calculator

Stamp Duty on $2,000,000 in New South Wales (2025-26)

Stamp duty on a $2,000,000 property in New South Wales is estimated at $91,287. Including transfer and mortgage registration fees, upfront government costs are about $91,652. This page breaks down each amount and shows concession scenarios.

Stamp duty in New South Wales

New South Wales uses a progressive bracket system for transfer duty. NSW has the highest median property prices in Australia, so stamp duty bills tend to be significant. First Home Buyer Assistance Scheme provides exemptions on homes up to $800,000 and concessions between $800,000 and $1,000,000. NSW also offers a choice between upfront stamp duty and an annual property tax for first home buyers.

Policy note: NSW's First Home Buyer Choice — which let first home buyers opt into an annual property tax instead of upfront stamp duty — was abolished on 1 July 2023. Buyers who opted in before that date keep paying the annual tax, but new first home buyers can no longer elect into it. In its place, the government raised the standard stamp duty exemption threshold to $800,000 and the concession cap to $1,000,000.

Foreign buyer surcharge: Foreign buyers in NSW pay a 9% Surcharge Purchaser Duty on top of standard transfer duty (increased from 8% on 1 January 2025). On a $1 million property, that adds $90,000 to the stamp duty bill.

Stamp duty $91,287.00 NSW transfer duty on $2,000,000

Effective rate 4.56%

Total upfront $91,652.00

Transfer fee $183.00

Cost Breakdown

Purchase price	$2,000,000
Stamp duty (NSW)	$91,287.00
Transfer registration fee	$183.00
Mortgage registration fee	$183.00
Total upfront government costs	$91,652.00
Effective stamp duty rate	4.56%

First Home Buyer Concession

Standard stamp duty	$91,287.00
First home buyer duty	$91,287.00
FHB saving	$0.00

Use our NSW First Home Buyer Calculator to check eligibility and get a detailed breakdown.

Compare Nearby Prices in NSW

Price	Stamp Duty	Effective Rate
$1,750,000	$77,537.00	4.43%
$2,000,000	$91,287.00	4.56%
$2,500,000	$118,787.00	4.75%

Compare $2,000,000 Across States

State	Stamp Duty	Effective Rate
NSW	$91,287.00	4.56%
VIC	$110,000.00	5.50%
QLD	$95,525.00	4.78%
SA	$103,830.00	5.19%
WA	$94,116.00	4.71%
TAS	$85,185.00	4.26%
NT	$99,000.00	4.95%
ACT	$90,800.00	4.54%

Buying in this price range

At $1.3 million to $2 million, stamp duty is a six-figure cost in most states — ranging from $50,000 to over $90,000. Properties at this level include family homes in desirable suburbs, prestige apartments, and investment-grade houses. No first home buyer concessions apply (except for eligible ACT buyers, who remain fully exempt under the Home Buyer Concession Scheme regardless of price). For buyers who don't qualify for a concession, VIC has the highest absolute duty at this level, and the ACT's flat rate on the full value above $1,455,000 means its standard duty is no longer the cheapest of the eastern jurisdictions at this price point.

Stamp duty negotiation leverage

At $1.5 million, stamp duty in NSW is $63,787. In negotiations, a $50,000 reduction in purchase price saves both the price difference and reduces stamp duty by approximately $2,000-$3,000. Include stamp duty savings when evaluating counter-offers.

Consider land tax implications

At this price range, investment properties will likely attract annual land tax in addition to stamp duty. Land tax thresholds vary by state — in NSW it starts only once land value exceeds $1,075,000 (land value, not property value), so land worth exactly that much still pays nil. Owner-occupied homes are generally exempt from land tax in all states.

Typical buyers: High-income professionals, executives, families upgrading to premium suburbs, and investors in established residential markets.

Frequently asked questions

How much is stamp duty on a $2,000,000 property in NSW?

Stamp duty on a $2,000,000 property in New South Wales is $91,287. This represents an effective stamp duty rate of 4.56% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $91,652.

What are the total upfront costs on a $2M property in NSW?

For a $2,000,000 property in New South Wales, total upfront government costs are approximately $91,652. This includes stamp duty of $91,287, a transfer registration fee of $183, and a mortgage registration fee of $183.

Do first home buyers get a discount on $2M in NSW?

At $2,000,000, first home buyer concessions in New South Wales do not reduce the stamp duty amount. The concession thresholds are below this price point. Standard stamp duty of $91,287 applies.

How is stamp duty calculated in NSW?

New South Wales uses a progressive bracket system for stamp duty. The rate increases as the property value rises, similar to income tax brackets. Only the portion of the price within each bracket is taxed at that bracket's rate. Use our interactive NSW Stamp Duty Calculator for a detailed breakdown.

Need a detailed calculation?

Our interactive NSW Stamp Duty Calculator lets you enter any property value and see a full breakdown of duty, fees, and concessions.

First home buyer? Check your eligibility with the NSW First Home Buyer Calculator.