New South Wales (NSW) Stamp Duty Calculator 2025-26
Calculate your exact stamp duty for a New South Wales property purchase using current July 2025 rates. Includes first home buyer concessions and all NSW duty brackets.
NSW First Home Buyer Stamp Duty Concession
First home buyers in NSW pay no stamp duty on properties up to $800,000. A partial concession applies for properties valued between $800,001 and $1,000,000.
NSW Stamp Duty Rates 2025-26
Source: New South Wales Revenue Office. Updated July 2025.
| Property Value | Base Amount | Rate on Excess |
|---|---|---|
| $0 – $17,000 | Nil | 1.25% |
| $17,001 – $36,000 | $212 | 1.5% |
| $36,001 – $97,000 | $497 | 1.75% |
| $97,001 – $364,000 | $1,564 | 3.5% |
| $364,001 – $1,212,000 | $10,909 | 4.5% |
| $1,212,001+ | $49,069 | 5.5% |
These rates apply to established residential properties. Different rates may apply to commercial, primary production, and off-the-plan purchases.
Calculate Your Exact NSW Stamp Duty
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Open Stamp Duty Calculator →NSW Stamp Duty — Frequently Asked Questions
Who pays stamp duty in NSW?+
The buyer pays stamp duty in NSW, not the seller. It must be paid within 3 months of settlement. If you are purchasing as a first home buyer under $800,000, you may be eligible for a full exemption and pay nothing.
Can I pay NSW stamp duty in instalments?+
No — stamp duty in NSW must be paid as a lump sum at or before settlement. You should factor this cost into your savings before exchanging contracts, as it cannot be financed as part of your home loan.
How do I claim the NSW first home buyer stamp duty exemption?+
You claim the exemption by completing the First Home Buyer Assistance Scheme application through Revenue NSW. Your solicitor or conveyancer handles this at settlement. You must be an Australian citizen or permanent resident and intend to live in the property.
Is stamp duty tax-deductible in NSW?+
No — stamp duty on your principal place of residence is not tax-deductible. If you purchase an investment property, stamp duty is added to the cost base for Capital Gains Tax (CGT) purposes, reducing your CGT liability when you eventually sell.
What is the NSW annual property tax alternative to stamp duty?+
NSW introduced an optional Annual Property Tax for first home buyers as an alternative to paying stamp duty upfront. Eligible buyers can choose to pay an annual land tax instead. This can benefit buyers with limited upfront cash, but may cost more over a long holding period.
Stamp Duty Calculators for Other Australian States
This calculator provides estimates only based on New South Wales Revenue Office published rates for 2025-26. Actual duty may differ based on property type, buyer circumstances, and applicable concessions. Consult a licensed conveyancer or solicitor for advice specific to your purchase.