Stamp Duty Calculator NSW (2025-26)
Estimate stamp duty in New South Wales before you shortlist suburbs or set your borrowing ceiling. NSW duty is one of the biggest upfront cash costs in a Sydney or regional NSW purchase.
New South Wales stamp duty quick guide
NSW first home buyers pay no stamp duty up to $800,000, with a reduced concession available up to $1,000,000. This is one of the most generous first home buyer schemes in Australia, and it directly affects how much cash you need at settlement.
That concession window matters a lot in Sydney because crossing from $800k into the $900k-$1M band can add thousands of dollars of upfront cash. A $900k home in Sydney attracts around $31k in stamp duty for an owner-occupier, while a first home buyer at the same price pays a reduced amount under the sliding concession. The difference often determines whether a buyer can afford the total upfront cost.
Open NSW calculatorCommon NSW examples
| Purchase price | Owner-occupier duty | First home buyer duty |
|---|---|---|
| $800,000 | $30,735 | $0 |
| $900,000 | $35,235 | $17,618 |
| $1,200,000 | $49,055 | $49,055 |
Worked examples only. Eligibility conditions still apply to first home buyer concessions.
How much stamp duty should you budget in New South Wales?
Stamp duty is an upfront cash cost on top of your deposit, legal fees, building reports, and moving costs. Buyers often focus on monthly mortgage repayments and forget they also need enough liquid cash to settle the duty bill.
In New South Wales, duty rises quickly as purchase prices climb, which means even a modest bump in budget can add thousands of dollars in extra upfront cost. That is why using a state-specific calculator early in the buying process is so valuable.
Using this with your broader property budget
- Check duty first, then update your available deposit and borrowing amount.
- Model mortgage repayments separately so you know both the upfront and ongoing cost.
- If you are a first home buyer, test both the exemption threshold and the next price band before making offers.
- Compare total cash required, not just the headline property price.
Frequently asked questions
How much is stamp duty on a $1.5M house in NSW?
On a $1.5M property in NSW, stamp duty is approximately $67,500 for owner-occupiers. First home buyer concessions do not apply above $1M.
Do first home buyers pay stamp duty in NSW?
First home buyers pay no stamp duty on homes up to $800,000. A partial concession applies between $800,000 and $1,000,000. Above $1M, no concession is available.
When is stamp duty due in NSW?
Stamp duty is due within 3 months of settlement in NSW. If you postpone lodging, penalty interest may apply.
Sydney property buyers should also consider mortgage registration fees ($150-$200) and conveyancing costs ($800-$2,500) when budgeting total upfront costs. The NSW Revenue website provides the official duty calculator and full eligibility criteria for concessions.