NSW stamp duty calculator
First home buyer?
You may be eligible for exemptions or concessions
Foreign purchaser?
Additional surcharge may apply
Stamp duty
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payable
Purchase price
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property value
Total upfront cost
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duty + price
Stamp duty breakdown
Purchase price—
Standard stamp duty—
Stamp duty payable—
Estimated buying costs summary
Purchase price—
Stamp duty—
Legal / conveyancing fees (est.)~$2,000
Building & pest inspection (est.)~$600
Loan establishment fees (est.)~$800
Estimated total cost—
Property buying tips for Australians
First home buyer grants
Most states offer First Home Owner Grants (FHOG) of $10,000-$30,000 for new builds in addition to stamp duty concessions. Check your state revenue office for current grant amounts and eligibility.
Budget for more than stamp duty
Stamp duty is the biggest extra cost but don't forget legal fees (~$2,000), building and pest inspections (~$600), moving costs, and loan establishment fees. Budget at least 5-6% of the purchase price on top.
When is stamp duty paid?
Stamp duty is typically paid at settlement — the date you officially take ownership of the property. Your conveyancer will arrange payment to the state revenue office on your behalf.
Foreign purchaser surcharge
Non-Australian citizens and permanent residents pay an additional foreign purchaser duty surcharge in most states — typically 7-8% on top of standard duty. This significantly increases the purchase cost.
Off-the-plan concessions
Buying off-the-plan (before completion) can offer stamp duty savings in some states because duty is calculated on the contract price minus construction costs. Check with your conveyancer for state-specific rules.
Always use a conveyancer
A licensed conveyancer or solicitor handles your stamp duty payment, title transfer and settlement. Their fees ($1,500-$2,500) are well worth it — mistakes in property transfers can be very costly to fix.
Frequently asked questions
What is stamp duty and why do I pay it?
Stamp duty (also called transfer duty) is a state government tax on property transactions. It is one of the largest upfront costs of buying property and is calculated as a percentage of the purchase price using a sliding scale — the more expensive the property, the higher the percentage. Each state and territory sets its own rates.
Do first home buyers pay stamp duty in Australia?
First home buyers receive significant concessions or exemptions in most Australian states. NSW offers a full exemption for properties up to $800,000 and a concessional rate up to $1,000,000. VIC offers an exemption up to $600,000. QLD, WA and SA also have first home buyer concessions. Always check current thresholds as they change regularly.
Is stamp duty tax deductible?
For owner-occupied homes stamp duty is not tax deductible. For investment properties, stamp duty is generally not immediately deductible but forms part of the property's cost base for capital gains tax purposes when you eventually sell. Consult your accountant for specific advice.
How is stamp duty calculated in Australia?
Stamp duty is calculated on a sliding scale — you pay a base amount plus a percentage on the amount above each threshold. For example in NSW, properties between $319,001 and $1,000,000 are charged $9,285 plus 4.5% of the amount over $319,000. Each state has different brackets and rates.
Can stamp duty be included in my home loan?
Generally no — stamp duty must be paid in cash at settlement. Some lenders will allow stamp duty to be included in your loan if you have sufficient equity, but this is uncommon and increases your loan size and interest costs. It is best to save for stamp duty separately as part of your deposit savings.