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Stamp Duty on $500,000 in New South Wales (2025-26)

Stamp duty on a $500,000 property in New South Wales is estimated at $16,687. Including transfer and mortgage registration fees, upfront government costs are about $17,052. 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 $16,687.00 NSW transfer duty on $500,000
Effective rate 3.34%
Total upfront $17,052.00
Transfer fee $183.00

Cost Breakdown

Purchase price $500,000
Stamp duty (NSW) $16,687.00
Transfer registration fee $183.00
Mortgage registration fee $183.00
Total upfront government costs $17,052.00
Effective stamp duty rate 3.34%

First Home Buyer Concession

Standard stamp duty $16,687.00
First home buyer duty $0.00
FHB saving $16,687.00

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
$450,000 $14,437.00 3.21%
$500,000 $16,687.00 3.34%
$550,000 $18,937.00 3.44%

Compare $500,000 Across States

Buying in this price range

Properties under $500,000 are typically entry-level — units, apartments, or houses in regional areas and outer suburbs. At this price point, first home buyer concessions and grants have the most impact, potentially eliminating stamp duty entirely in several states. The upfront government costs at this level are a smaller proportion of the purchase price, but still represent a significant cash outlay alongside your deposit.

First Home Buyer relief is strongest here

Most states offer full stamp duty exemption or significant concessions at this price point. NSW exempts purchases under $800,000, VIC under $600,000, QLD under $700,000 (established homes; new homes and vacant land to build have no price cap), and SA (new homes, off-the-plan homes and vacant land to build, with no price cap since June 2024). Always check the specific threshold for your state — small differences in price can mean thousands in savings.

Factor stamp duty into your deposit

Even with concessions, you need cash for transfer and mortgage registration fees, conveyancing, and building inspections. Budget 2-3% of the purchase price for total upfront costs beyond the deposit. On a $400,000 property, that is $8,000-$12,000.

Typical buyers: First home buyers, downsizers, regional buyers, and apartment purchasers in capital cities.

Frequently asked questions

How much is stamp duty on a $500,000 property in NSW?
Stamp duty on a $500,000 property in New South Wales is $16,687. This represents an effective stamp duty rate of 3.34% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $17,052.
What are the total upfront costs on a $500k property in NSW?
For a $500,000 property in New South Wales, total upfront government costs are approximately $17,052. This includes stamp duty of $16,687, a transfer registration fee of $183, and a mortgage registration fee of $183.
Can first home buyers get a stamp duty concession on $500k in NSW?
Yes. First home buyers purchasing a $500,000 property in New South Wales may pay no stamp duty (full exemption), saving $16,687 compared to the standard rate. Eligibility conditions apply — use our NSW First Home Buyer calculator for details.
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.

Related calculators

NSW Stamp Duty Calculator Estimate transfer duty, fees and deposits in NSW NSW First Home Buyer FHB stamp duty exemption up to $800k VIC Stamp Duty Calculator Estimate land transfer duty in Victoria VIC First Home Buyer FHB duty exemption up to $600k QLD Stamp Duty Calculator Estimate transfer duty in Queensland QLD First Home Buyer FHB exemption - new homes any price
State Stamp Duty Effective Rate
NSW $16,687.00 3.34%
VIC $25,070.00 5.01%
QLD $15,925.00 3.19%
SA $21,330.00 4.27%
WA $17,765.00 3.55%
TAS $18,248.00 3.65%
NT $23,929.00 4.79%
ACT $11,400.00 2.28%