Stamp Duty Calculator NSW
Buying property in New South Wales comes with an additional cost that many buyers underestimate. Stamp duty, also known as transfer duty, can add a significant amount to your upfront expenses and needs to be planned for early.
OurTop10 NSW stamp duty calculator helps you estimate transfer duty based on current New South Wales rules, property value and buyer details. By using an NSW-specific calculator, you can better understand total purchase costs before committing to a property.
Understanding the Sydney property market
Sydney’s higher property prices mean stamp duty in NSW can be a high upfront cost. Even small changes in purchase price can noticeably affect the amount payable, which makes accurate estimates important when comparing suburbs or property types.
Using the OurTop10 stamp duty calculator for NSW early helps buyers assess affordability and compare property options more clearly. For buyers who want additional context around borrowing limits in Sydney’s competitive market, our guide to the best mortgage brokers in Sydney can also support early planning.
Transfer duty rules in New South Wales
In New South Wales, stamp duty on property purchases is officially referred to as transfer duty. It is a state government tax applied when ownership of a property changes from one party to another.
Transfer duty is governed by the Duties Act 1997 and applies to a wide range of property and land transactions in New South Wales.
You must pay transfer duty in NSW when you buy:
- Residential property, including a principal place of residence or holiday home
- An investment property
- Vacant land or a farming property
- Commercial or industrial property
- A business that includes land
Transfer duty may also apply when you acquire land or an interest in land without purchasing it outright, such as:
- A declaration of trust
- A gifted property
- A transaction that results in a change to the beneficial ownership of a property
In some circumstances, buyers may be eligible for a concession or exemption from transfer duty. This can include situations where:
- The transfer occurs as part of a deceased estate
- The transfer is between married or de facto partners
Because transfer duty applies to more than just standard property purchases, understanding how and when it applies is an important part of planning any property or land transaction in NSW.
NSW stamp duty rates and thresholds
From 1 July 2025, standard transfer duty in New South Wales is calculated using the tiered rates below.
| Property Value | Transfer Duty Calculation |
|---|---|
| $0 to $17,000 | $1.25 for every $100 Minimum duty of $20 |
| $17,000 to $37,000 | $212 plus $1.50 for every $100 over $17,000 |
| $37,000 to $99,000 | $512 plus $1.75 for every $100 over $37,000 |
| $99,000 to $372,000 | $1,597 plus $3.50 for every $100 over $99,000 |
| $372,000 to $1,240,000 | $11,152 plus $4.50 for every $100 over $372,000 |
| Over $1,240,000 | $50,212 plus $5.50 for every $100 over $1,240,000 |
Stamp duty in NSW is not charged as a single percentage. Instead, each portion of the property value is taxed at the rate that applies to that bracket. The amounts are then added together to calculate the total duty payable.
Because higher portions of the property value are taxed at higher rates, even small increases in price can affect the final stamp duty amount. Thresholds are reviewed periodically and may be adjusted for inflation in line with the consumer price index.
For higher-value properties and specific property uses, additional rules apply that buyers should understand early.
- Premium transfer duty for high-value residential properties
NSW applies a premium transfer duty rate to residential properties above a higher value threshold. From 1 July 2025, this applies to residential properties valued above $3 million, with the premium threshold set at $3,721,000.
For properties above this threshold, stamp duty includes:
- A fixed base amount
- An additional premium rate applied to the value above the threshold
Because premium transfer duty can significantly increase upfront costs, buyers purchasing higher-value homes should calculate stamp duty using current NSW thresholds.
- Residential properties also used for business
Premium transfer duty applies only to the residential portion of a property. If part of the property is used for business purposes, only the residential component is assessed when applying the premium rate.
- Large residential land over two hectares
For residential properties exceeding two hectares, premium transfer duty is calculated only on the first two hectares. Any land beyond this is charged at the standard transfer duty rate.
First home buyer concessions in NSW
NSW offers support for eligible first home buyers through two key programs that can reduce upfront purchase costs.
First home buyers assistance scheme
This scheme provides full or partial exemptions from transfer duty for eligible first home buyers.
Key requirements include:
- Buying your first home in Australia
- Property value under $1 million
- Living in the property within 12 months of settlement for at least 12 continuous months
Applicants must be Australian citizens or permanent residents and at least 18 years old.
First Home Owner Grant (new home)
Eligible buyers may also receive a $10,000 grant when buying or building a new home.
Key requirements include:
- Purchasing or building a new home not previously been lived in
- Property value up to $600,000 or up to $750,000 for a house and land package
- Meeting the same residency and occupancy requirements as above
- The grant is available in addition to the First Home Buyers Assistance Scheme.
Some exceptions may apply.
Estimate NSW stamp duty with OurTop10 calculators
Stamp duty can significantly affect total property costs, especially in NSW, where property prices are higher in many areas. Planning for this cost early helps buyers understand affordability and prepare for settlement more effectively.
Try OurTop10 stamp duty calculator for New South Wales now to estimate stamp duty, compare property scenarios and understand total buying costs before you commit.
You can also use our property buying cost calculator and borrowing power calculator to understand total upfront costs, assess affordability and plan your property purchase more clearly in one place.
Frequently Asked Questions about Stamp Duty
How to calculate stamp duty in Australia?
Stamp duty in NSW is calculated based on the value of the property and uses tiered rates set by the state government. Buyers start with the purchase price or market value, whichever is higher, then apply the relevant NSW rates to each portion of that value. Using the OurTop10 stamp duty calculator is the most reliable way to estimate the amount payable. Read our guide.
How much is stamp duty in NSW?
The amount of stamp duty payable in NSW depends on the property value, buyer type and eligibility for any exemptions or concessions. Because NSW uses tiered rates, stamp duty increases as property values rise.
What are the NSW first home buyer stamp duty exemptions?
Eligible first home buyers in NSW may receive a full or partial exemption from transfer duty under the First Home Buyers Assistance Scheme. This applies when purchasing a first home with a value under $1 million, subject to eligibility. To qualify, buyers must be purchasing their first home in Australia, meet residency and age requirements and move into the property within 12 months of settlement for at least 12 continuous months. Eligibility is assessed at the time of purchase and all conditions must be met to access any exemption or concession.