NSW Stamp Duty Calculator — Find Out What You Will Pay
Stamp duty is one of the biggest upfront costs when buying property in NSW. Use our calculator to estimate what you will owe — then speak to our team about how to structure your home loan around it.
About Our Stamp Duty Calculator
Stamp duty — formally known as transfer duty in NSW — is a state government tax on the purchase of property. It is one of the largest upfront costs when buying a home or investment property, and understanding it early helps you plan your budget more accurately.
Our calculator gives you a quick estimate based on the purchase price of the property. It does not account for all concessions and exemptions — for example, first home buyers may pay significantly less or nothing at all depending on the property value. We recommend using this as a starting point and speaking to your broker and conveyancer for the full picture.
“Bang helped make the entire experience feel less painful. Their knowledge of the home-buying process was second to none and the customer service was excellent. Highly recommended.”
Josh R
Stamp Duty Calculator
Adjust any field to see your stamp duty estimate update in real time.
Property details
$
$50k$5.0M
Your estimate
Stamp duty payable
$29,555
NSW · $750,000 purchase · Owner occupier
Stamp duty
$29,555
Effective rate
3.94%
Transfer fee (approx)
$1,229
Total upfront costs
$30,784
Duty breakdown
Estimates only. Rates and concessions change — confirm with your state revenue office or a conveyancer before settlement.
This calculator provides estimates only and does not constitute financial, legal, or taxation advice. Stamp duty (transfer duty) rates, thresholds, and concessions are subject to change. Foreign purchaser surcharge rates also vary by state. Always verify figures with your state or territory revenue office, solicitor, or conveyancer prior to settlement.
How Stamp Duty Works in NSW
In NSW, stamp duty is calculated on a sliding scale based on the purchase price of the property. The higher the purchase price, the higher the rate applied. It is payable within three months of the contract date — typically at settlement.
The rates currently applied in NSW are as follows (these can change — always verify with Revenue NSW or your conveyancer):
Up to $16,000
$1.25 for every $100
$16,001 to $35,000
$200 plus $1.50 for every $100 over $16,000
$35,001 to $93,000
$485 plus $1.75 for every $100 over $35,000
$93,001 to $351,000
$1,500 plus $3.50 for every $100 over $93,000
$351,001 to $1,168,000
$10,530 plus $4.50 for every $100 over $351,000
Over $1,168,000
$47,295 plus $5.50 for every $100 over $1,168,000
For investment properties over $3,000,000 a premium rate applies. Source: Revenue NSW. Rates are subject to change — always verify before settlement.
Want to know what you would actually pay?
Stamp Duty Concessions and Exemptions in NSW
Depending on your situation, you may be eligible to pay less stamp duty or none at all. The main concessions available in NSW are:
- First Home Buyer Assistance Scheme
If you are buying your first home in NSW, you may be exempt from stamp duty entirely on properties up to a certain threshold, or eligible for a concession on properties up to a higher threshold. Eligibility depends on the purchase price and whether you intend to live in the property. This scheme can save first home buyers tens of thousands of dollars.
- New Home Guarantee and Off-the-Plan Concessions
Buyers purchasing new homes or off-the-plan properties may be eligible for stamp duty concessions. The amount depends on the purchase price and whether the property meets the relevant criteria. Speak to your conveyancer and broker for details.
- Principal Place of Residence vs Investment Property
Stamp duty rates are the same whether you are buying a home to live in or an investment property — however some concessions are only available to owner-occupiers. If you are buying an investment property, you will not be eligible for the first home buyer concession, even if it is your first purchase.
“Bang and the team were so fantastic to work with. Their positivity and professionalism made for a fantastic process and we felt supported every step of the way.”
Xanthe L
How to Plan for Stamp Duty When Buying in Sydney
Stamp duty is payable at settlement, so it needs to be budgeted for upfront — it cannot be added to your home loan in most cases. On a $1M Sydney property, stamp duty is approximately $40,000 for a non-first home buyer. On a $1.5M property it is closer to $67,000. These are significant figures that need to be in your savings before you buy.
At Bang On Investments, we help buyers across Sydney and the Southern Highlands plan their full purchase costs — including stamp duty, legal fees, building inspections and lender costs — so there are no surprises at settlement. We then structure your home loan to maximise what you can borrow while keeping your total costs manageable.
Helping Sydney Buyers Plan Their Purchase Costs
We work with home buyers and investors across Greater Sydney and the Southern Highlands — including Chatswood, Strathfield, North Sydney, Willoughby, Concord, Pymble, Killara, Bowral, Moss Vale and surrounding areas. Wherever you are buying, we help you understand the full picture before you commit.
Stamp Duty FAQs
How much is stamp duty on a $1 million property in NSW?
On a $1,000,000 property in NSW, stamp duty for a non-first home buyer is approximately $40,090. Use our calculator above to estimate the stamp duty on any purchase price. Note that first home buyers may pay significantly less depending on the property value.
Do first home buyers pay stamp duty in NSW?
First home buyers in NSW may be exempt from stamp duty entirely on properties below a certain threshold, or eligible for a concession on higher-priced properties under the First Home Buyer Assistance Scheme. The thresholds and eligibility criteria can change, so we recommend speaking to your broker and conveyancer for current details.
When do I pay stamp duty in NSW?
Stamp duty in NSW is generally payable within three months of the date of the contract of sale. In practice, this usually means it is paid at settlement. It must come from your own funds — it cannot typically be added to your home loan.
Can stamp duty be included in my home loan?
In most cases, no. Stamp duty needs to be paid from your own savings at settlement and cannot be added to your home loan. This is why it is important to factor stamp duty into your savings plan from the start. We help buyers understand their full upfront costs early in the process.
Is stamp duty the same for investment properties as for homes I live in?
The standard stamp duty rates are the same for both — however, first home buyer concessions and exemptions are generally only available for properties you intend to live in, not investment purchases. Speak to your conveyancer for advice specific to your situation.
What other upfront costs should I budget for when buying a property?
In addition to stamp duty, buyers typically need to budget for conveyancing and legal fees ($1,500 to $3,000), building and pest inspection ($500 to $1,000), lender fees such as application and valuation fees, and mortgage registration fees. We help clients plan for all of these costs so there are no surprises at settlement.
How is stamp duty different from land tax?
Stamp duty is a one-off tax paid when you purchase a property. Land tax is an annual tax paid by property owners who own land above a certain threshold value — it does not apply to your principal place of residence in NSW. Investment property owners may be liable for land tax depending on the total value of their landholdings.
Have a question about stamp duty or buying costs?
Ready to Plan Your Home Purchase?
Understanding your stamp duty is the first step. We help with everything that comes after — finding the right home loan from 25+ lenders, structuring your finance and guiding you through to settlement. Get in touch for a free, no-obligation conversation.