NSW Stamp Duty Calculator
NSW transfer duty (stamp duty) on a $900,000 home is $34,687 for most buyers in 2026–27. First home buyers pay no duty on homes up to $800,000.
Updated · Rates checked against Revenue NSW · Estimates only, not advice
Estimate NSW stamp duty
Result
This is an estimate, not a duty assessment. It uses Revenue NSW rates as we understand them on . Whether you qualify for a concession depends on eligibility rules this calculator doesn’t check, such as residency, previous home ownership and moving-in deadlines. Off-the-plan, vacant land, pensioner and other special cases aren’t included. It is general information, not legal or financial advice. Confirm your duty with Revenue NSW, your conveyancer or your solicitor.
Quick answer
NSW transfer duty (stamp duty) on a $900,000 home is $34,687 for most buyers in 2026–27. First home buyers pay no duty on homes up to $800,000. Stamp duty (officially called transfer duty) is a state tax paid when you buy property. In NSW it’s worked out on a sliding scale, so the rate rises with the price.
How to use the NSW stamp duty calculator
- Enter the property price, or the market value if it’s higher.
- Choose what you’re buying: an investment, a home you’ll live in, or your first home.
- Tick the foreign buyer box if it applies to you.
- Press Calculate to see your estimated duty and how it was worked out.
NSW transfer duty rates for 2026–27
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 – $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 – $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 – $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Residential over $3,870,000 | $194,137 plus $7.00 for every $100 over $3,870,000 |
Revenue NSW indexes these thresholds every year on 1 July. Duty is charged for each $100, or part of $100, of the dutiable value. The minimum duty is $20. A higher premium rate of $7.00 per $100 applies to residential property over $3,870,000.
Worked examples
A $900,000 home
Estimated duty: $34,687.00.
A $950,000 home bought by an eligible first home buyer
Estimated duty: $29,390.25.
First home buyers in NSW
Under the First Home Buyers Assistance Scheme, eligible first home buyers pay no transfer duty on a home up to $800,000 and a reduced amount on homes up to $1 million (contracts from 1 July 2023). Between $800,000 and $1 million, the duty rises in a straight line from nil to the full amount: duty at $1,000,000 × (price − $800,000) ÷ $200,000. Revenue NSW’s 2026–27 examples are $9,796.75 at $850,000 and $29,390.25 at $950,000. Vacant land has separate thresholds ($350,000 and $450,000), which this calculator doesn’t cover.
Eligibility rules apply, such as being an Australian citizen or permanent resident, not having owned a home in Australia before, and moving in within a set time. Check the full rules with Revenue NSW before you rely on a concession.
Other costs to budget for
Stamp duty is usually the biggest upfront cost after your deposit, but it isn’t the only one. Also budget for:
- Government fees to register the transfer of land and your mortgage.
- Conveyancing or legal fees, usually a few thousand dollars.
- Building and pest inspections.
- Lenders mortgage insurance (LMI) if your deposit is under 20%, unless you qualify for a government scheme.
- Moving costs, and council and water rates adjustments at settlement.
When you’d actually use a stamp duty calculator
- Setting your price range. Work out how much cash you need on top of the deposit before you start going to open homes.
- Comparing two properties. See how much a $50,000 difference in price changes the duty.
- Checking a first home concession. See how close a property is to the exemption threshold before you make an offer.
How we calculate
We use the rates published by Revenue NSW, checked on . Duty is charged for each $100, or part of $100, so the amount over each threshold is rounded up to the next $100. We apply the first home and home concessions described above, and add the foreign buyer surcharge on the full dutiable value. We don’t check whether you’re eligible for a concession, and we don’t cover off-the-plan, vacant land, pensioner, family farm or business transfers. Rates can change, especially on 1 July and in state budgets. If you spot a difference from Revenue NSW’s figures, please tell us.
Frequently asked questions
How much is stamp duty in NSW?
For most buyers in 2026–27, stamp duty (transfer duty) on a $900,000 property is $34,687, and on $1,350,000 it’s $55,537. It’s worked out on a sliding scale, so the rate rises with the price.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no transfer duty on a new or existing home up to $800,000, and a reduced amount up to $1 million, under the First Home Buyers Assistance Scheme.
When do NSW stamp duty thresholds change?
Revenue NSW indexes the transfer duty thresholds each year on 1 July. The rates that apply depend on the date of your contract.
Do foreign buyers pay extra stamp duty in NSW?
Yes. Foreign persons buying residential-related property generally pay surcharge purchaser duty of 9% of the dutiable value, on top of transfer duty.
When is stamp duty due in NSW?
Transfer duty is generally due within three months of the contract date or settlement, whichever comes first. Check Revenue NSW for your situation.