Stamp Duty · Calculator

Stamp Duty on $850,000 in New South Wales (2025-26)

Stamp duty on a $850,000 property in New South Wales is estimated at $32,437. Including transfer and mortgage registration fees, upfront government costs are about $32,802. 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 $32,437.00 NSW transfer duty on $850,000

Effective rate 3.82%

Total upfront $32,802.00

Transfer fee $183.00

Cost Breakdown

Purchase price	$850,000
Stamp duty (NSW)	$32,437.00
Transfer registration fee	$183.00
Mortgage registration fee	$183.00
Total upfront government costs	$32,802.00
Effective stamp duty rate	3.82%

First Home Buyer Concession

Standard stamp duty	$32,437.00
First home buyer duty	$9,797.00
FHB saving	$22,640.00

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
$800,000	$30,187.00	3.77%
$850,000	$32,437.00	3.82%
$900,000	$34,687.00	3.85%

Compare $850,000 Across States

Buying in this price range

Between $800,000 and $1.3 million, stamp duty becomes a major transaction cost — typically $30,000 to $60,000 depending on the state. First home buyer concessions are largely exhausted at this level (except NSW, which extends to $1 million, and eligible ACT first home buyers, who pay no duty at all under the Home Buyer Concession Scheme). At this price, the choice of state has a significant financial impact for buyers not eligible for a concession: standard duty on a $1 million property is about $34,000 in the ACT (owner-occupier rate) versus about $39,000 in NSW.

State comparison matters more

On a $1 million property, standard stamp duty ranges from approximately $34,000 (ACT, owner-occupier rate) to $39,000 (NSW). If you are choosing between locations near a state border (e.g., Canberra vs Queanbeyan, Gold Coast vs Tweed Heads), the stamp duty difference can be significant.

Budget for total transaction costs

Stamp duty is the largest government cost, but add conveyancing ($1,500-$3,000), building and pest inspection ($500-$800), and loan establishment fees. On a $1 million purchase, total transaction costs including stamp duty can reach $50,000-$70,000.

Foreign buyer surcharges escalate

At $1 million, foreign buyer surcharges in NSW (9%), VIC (8%), and QLD (8%) add $80,000–$90,000 on top of standard duty. This makes the total duty for a foreign buyer over $120,000 in most eastern states.

Typical buyers: Established professionals upgrading, families in inner suburbs, investors purchasing houses, and interstate movers comparing markets.

Frequently asked questions

How much is stamp duty on a $850,000 property in NSW?

Stamp duty on a $850,000 property in New South Wales is $32,437. This represents an effective stamp duty rate of 3.82% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $32,802.

What are the total upfront costs on a $850k property in NSW?

For a $850,000 property in New South Wales, total upfront government costs are approximately $32,802. This includes stamp duty of $32,437, a transfer registration fee of $183, and a mortgage registration fee of $183.

Can first home buyers get a stamp duty concession on $850k in NSW?

Yes. First home buyers purchasing a $850,000 property in New South Wales may pay $9,797 in stamp duty, saving $22,640 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.

State	Stamp Duty	Effective Rate
NSW	$32,437.00	3.82%
VIC	$46,070.00	5.42%
QLD	$31,275.00	3.68%
SA	$40,580.00	4.77%
WA	$34,891.00	4.10%
TAS	$33,435.00	3.93%
NT	$42,075.00	4.95%
ACT	$28,100.00	3.31%