The purchase price
How is it calculated?
On a sliding scale, applied to the price or the property's value, whichever is higher. The rate rises in bands as the value increases.
CALCULATOR
How much stamp duty will you pay?
Usually the largest single cost after the deposit, and the one most often left out of the budget.
RUN THE NUMBERS
Estimate the duty and the government costs
NSW transfer duty, the first home buyer concession, the surcharge that applies to foreign buyers and the registration fees, on the Revenue NSW scale for the current financial year.
The purchase price, or the market value if that is higher.
A mortgage has to be registered, which carries its own fee.
Surcharge purchaser duty applies on top of transfer duty, at a rate set by Revenue NSW.
Transfer duty payable
$29,390.25
3.09% of the property value
Concessional duty — a reduced amount applies.
- Duty before any concession
- $36,937.00
- First home buyer concession
- − $7,546.75
- Transfer registration fee
- $182.73
- Mortgage registration fee
- $182.73
- Total government costs
- $29,755.71
- To have ready at settlement
- $29,755.71on top of your deposit
- Scale used
- 2026-27Revenue NSW
What this calculation assumes
- New South Wales only. Every state and territory sets its own duty scale and its own first home buyer concessions, and they differ substantially.
- The scale used is the one published by Revenue NSW for the financial year shown beneath the calculator. Thresholds are indexed on 1 July each year.
- First home buyer concessions are applied on value alone. Eligibility also depends on prior property ownership, citizenship or residency, buying as an individual, and moving in within twelve months and living there for at least twelve continuous months.
- The grant is shown only for a newly built home within the value cap. Whether a particular property qualifies as new, and whether a house-and-land contract falls within the higher cap, is a question for Revenue NSW.
- Duty concessions for off-the-plan purchases, deceased estates, family transfers and related-party dealings are not calculated.
- Revenue NSW is the authority on what is payable. Use this to budget, and confirm the figure before you exchange.
Rates and thresholds: 2026-27 financial year, from Revenue NSW. Checked 27 August 2026. Verify against the source before you rely on them.
WHAT IT TELLS YOU
Stamp duty is a state tax on the transfer of property
In New South Wales it is called transfer duty, administered by Revenue NSW. It is calculated on the purchase price or the property's value, whichever is higher, on a sliding scale that increases with value.
It is payable around settlement and generally cannot be added to your loan, which is why it needs to be in your cash budget from the start rather than discovered late.
First home buyers may be eligible for an exemption or concession depending on the price and their circumstances, and other categories of buyer face additional duties — foreign purchasers in particular.
WHAT MOVES THE NUMBER
What determines the amount
Whether you are a first home buyer
Are there concessions?
First home buyers may qualify for an exemption or a reduced rate under state schemes, subject to price thresholds and eligibility criteria that change from time to time.
Buyer and property status
What else can apply?
Additional duty applies to foreign purchasers, and treatment differs for vacant land, off-the-plan purchases and some trust or company structures.
READING THE RESULT
An estimate is a starting point, not an answer
What the calculation covers
- An estimate of transfer duty — based on the price and state you enter.
- First home buyer concessions — where the calculation accounts for them.
- Mortgage and transfer registration fees — in calculators that include them.
What a lender does differently
- Revenue NSW makes the assessment — and its figure is the one that counts.
- Thresholds and rates change — concession settings are revised periodically.
- Value can exceed price — duty is assessed on the higher of the two.
- Other costs sit alongside it — conveyancing, inspections and lender fees are separate.
COMMON QUESTIONS
Questions about this calculation
When is stamp duty payable?
In New South Wales, duty is generally payable within three months of the contract date, and in practice it is usually settled at or around settlement through your conveyancer.
Off-the-plan purchases can have different timing. Your conveyancer will confirm the dates that apply to your contract.
Can I add stamp duty to my home loan?
Usually not directly, because lenders calculate the loan against the property's value rather than the total cash you need.
Where you have equity elsewhere, it can sometimes be funded through the overall structure. It is worth raising early rather than discovering the shortfall late.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers may receive an exemption or a concessional rate depending on the property's value and whether they meet the criteria.
Thresholds and eligibility rules change from time to time, so confirm the current position with Revenue NSW or with us before relying on a figure.
What other costs come with a purchase?
Conveyancing or legal fees, building and pest inspections, strata report where applicable, loan application and valuation fees, transfer and mortgage registration fees, LMI if applicable, and moving costs.
Together these are commonly a meaningful sum on top of the deposit and duty, and they are the most frequently underestimated part of a purchase budget.
OTHER CALCULATORS
Other numbers worth running
GET IN TOUCH
Want the estimate checked against real lender policy?
Would rather talk it through?
(02) 9659 1694Important information
This page explains a calculation. Any figures you produce from it are estimates based on the assumptions described, not a quote, an offer of credit, or an indication that finance will be approved.
The information on this page is general in nature. It has been prepared without taking your objectives, financial situation or needs into account, so it is not personal advice and you should consider whether it is appropriate for you before acting on it.
Any rates, figures or examples shown are indicative only. Lending is subject to approval, and lender eligibility criteria, terms, conditions, fees and charges apply. Talk to us about what your own circumstances allow.