NSW
New South Wales
$32,662
3.84% of price
Tools · Settlement · NSW
New South Wales stamp duty calculator
New South Wales levies the largest stamp duty bills in the country at the top end — over $50K on a $1M home, over $150K on a $3M home once premium property duty kicks in. The offset is the most generous FHB scheme in AU: full exemption up to $800K, partial concession to $1M. A 9% surcharge applies to foreign purchasers (up from 8%).
Primary source: Revenue NSW · Duties Act 1997 (NSW), Ch 2 Pt 3 · last reviewed 2026-04-20
Step 1 · Inputs
Set the purchase details.
Results update below when you change price, buyer status, or surcharge status.
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Tip: A two-bedroom unit in Parramatta sells around $780,000. Try that to see the duty on an investor purchase vs first home buyer.
New South Wales total at this price
total payable $32,662 · standard duty $32,662
Step 2 · Calculator output
Read the New South Wales duty bill.
Got a question about this result?
Ask The Steward.
The specialist already knows your price ($850,000) and state (NSW). Ask about timing, investor vs owner-occupier differences, or how the duty stacks with deposit + loan.
What makes New South Wales different.
NSW uses a marginal bracket schedule. First home buyers pay no duty under $800K on new or established homes, partial concession to $1M. A 9% surcharge applies to foreign purchasers.
FHB treatment: Full exemption under $800,000; partial concession taper up to $1,000,000. Full eligibility at the source .
Foreign purchaser surcharge: 9% additional duty applies on top of standard rates.
Use the calculator above for your specific price. Every bracket is cited to the Duties Act section in the source chips. For situations that don’t map cleanly (trust purchases, off-the-plan concessions, deceased estate transfers, pensioner exemptions), email hello@propautopilot.ai.
New South Wales — frequently asked
The questions NSW buyers actually ask.
How much is stamp duty on a $1 million home in NSW?+
Standard stamp duty on a $1,000,000 purchase in NSW is approximately $40,490 (before surcharge, before concession). First home buyers in that price band pay a partial concession under the First Home Buyers Assistance Scheme. Foreign purchasers pay an additional 9% surcharge — $90,000 extra, pushing total duty past $130K.
What's the NSW first home buyer stamp duty threshold?+
New and established homes in NSW are fully exempt from stamp duty up to $800,000 under the First Home Buyers Assistance Scheme (FHBAS). Partial concession phases out to $1,000,000. Above $1M there's no FHB concession on standard duty. Vacant land has different thresholds: full exemption under $350K, concession to $450K.
Do I pay foreign purchaser surcharge in NSW if I'm a temporary resident?+
Yes — the NSW 9% surcharge purchaser duty applies to anyone who isn't an Australian citizen, permanent resident, or NZ Special Category visa holder ordinarily resident in Australia. Temporary visa holders (subclass 482, 485, etc.) pay the surcharge on top of standard duty unless they qualify for a Treasurer's exemption (rare).
How does the off-the-plan concession work in NSW?+
NSW offers an off-the-plan duty deferral (not a discount) of up to 12 months for owner-occupier purchases of new residential properties under contract before construction completes. The duty becomes payable on the earlier of completion-and-occupation date or 12 months after the contract date — useful for cashflow but doesn't reduce the duty owed.
Is stamp duty payable on vacant land in NSW?+
Yes, but with separate FHB thresholds. Vacant-land purchases by first home buyers are fully exempt under $350,000 and partially concession-eligible to $450,000 (assuming the buyer intends to build their first home on the land). Above $450K the standard transfer duty schedule applies. Investor-bought vacant land has no FHB threshold benefit.
What's the NSW premium property duty?+
Above $3,505,000 (2026 threshold, indexed annually), purchases of residential property in NSW attract a premium-property duty in addition to standard transfer duty. The premium rate is 7% on the portion above $3,505,000. On a $5M purchase, expect around $156,000 standard duty + ~$104,650 premium duty.
Can I get a stamp duty refund if my purchase falls through?+
Yes — Revenue NSW refunds duty paid where the contract is cancelled or rescinded under Section 50 of the Duties Act 1997. You apply via the Revenue NSW website with the executed cancellation deed; refunds typically take 4-8 weeks. Note: this only applies to cancellation, not change-of-mind once settled.
Does NSW stamp duty apply to transfers between spouses?+
Transfers between spouses (including de facto partners and former partners under court-ordered settlement) can be exempt under Section 68 of the Duties Act, where the property is a principal place of residence. Investment properties don't qualify. Transfer-on-divorce orders are explicitly covered under Section 68A.
How is NSW stamp duty calculated on a deceased estate transfer?+
Transfers from a deceased estate to a beneficiary under a will or rules of intestacy are exempt under Section 63 of the Duties Act 1997. The exemption applies regardless of property value. If the property is sold by the estate to a third party, standard duty applies on the third-party purchase.
Are there any NSW stamp duty concessions for pensioners or seniors?+
NSW does not currently offer a general pensioner or senior stamp duty concession. There is no senior-equivalent of the First Home Buyer Assistance Scheme. Some retirement-living-village purchase structures (long-term loan-licence agreements vs freehold) attract different duty treatments; these depend on the village's legal structure.
How it works
Direct from Revenue NSW.
Brackets pulled from Duties Act 1997 (NSW), Ch 2 Pt 3. Verified against the primary source on 2026-04-20. Refreshed quarterly — any rate change lands within two weeks. We never cache rates without showing the verified-at date.
General information only — not tax, legal, or financial advice. Confirm with a licensed conveyancer before signing. hello@propautopilot.ai for calculation questions.
Keep going.
Calculators are inputs to a decision, not the decision. The pages below extend the math into context.
Guides
- First home buyer guide — Australia 2026
Stamp duty exemptions are the largest FHB benefit in most states.
- Home Guarantee Scheme explained
Stack HGS with state stamp-duty exemption where eligible.
- How to find investment properties
Stamp duty is step 1 of the 10-step underwriting framework.
- Negative gearing explained
Stamp duty is part of cost base — affects CGT at sale, not annual deduction.
Sibling tools
- Buying power calculator
Add stamp duty to your full upfront cash position.
- Cashflow projector
10-year cashflow including the upfront stamp-duty hit.
- CGT calculator
Stamp duty enters cost base — affects CGT at exit.
Chapter 2 — How much can you actually borrow, and at what cost — Deposit, LMI, APRA serviceability buffer, stamp duty per state, FHSS withdrawal, and the four government schemes that change the maths. Run the calculators as you read.