Calculator 02
Estimate your Transfer Duty payable in New South Wales using the official 2025–26 Revenue NSW rates. Includes First Home Buyer concessions, FHOG, foreign surcharge and government fees.
Stamp duty is one of the largest upfront costs of buying a property — but it's not the only one. This calculator gives you a complete picture: transfer duty, the FHBAS concession, the First Home Owner Grant, foreign surcharge, and the government fees most calculators forget.
The Kapital can walk you through stamp duty, lender fees, LMI and ongoing repayments — so there are no surprises at settlement.
Speak to a Specialist →Stamp duty — officially called Transfer Duty — is a state government tax payable when you purchase property in New South Wales. NSW uses a progressive bracket system where the rate increases with property value. The rates below are the official Revenue NSW figures effective 1 July 2025 to 30 June 2026.
| Property Value | Rate of Duty |
|---|---|
| $0 – $17,000 | $1.25 per $100 |
| $17,001 – $37,000 | $212 + $1.50 per $100 over $17,000 |
| $37,001 – $99,000 | $512 + $1.75 per $100 over $37,000 |
| $99,001 – $372,000 | $1,597 + $3.50 per $100 over $99,000 |
| $372,001 – $1,240,000 | $11,152 + $4.50 per $100 over $372,000 |
| $1,240,001 – $3,721,000 | $50,212 + $5.50 per $100 over $1,240,000 |
| Over $3,721,000 (Premium) | $186,667 + $7.00 per $100 over $3,721,000 |
The premium threshold is adjusted annually based on the Sydney Consumer Price Index (CPI). Premium duty applies only to the residential portion of properties above the threshold.
The FHBAS provides significant stamp duty relief for eligible first home buyers in NSW. Benefits depend on the type of property and its value.
To qualify for FHBAS, you must:
In addition to FHBAS stamp duty relief, eligible first home buyers can receive a $10,000 cash grant when purchasing a new home — but the grant only applies to specific property types.
The FHOG can be combined with FHBAS, and applications are typically processed through your lender at settlement.
Buyers who are not Australian citizens or permanent residents must pay an additional surcharge on top of standard transfer duty when purchasing residential property in NSW.
From 1 January 2025, the foreign buyer surcharge increased from 8% to 9% of the property's dutiable value. This is paid in addition to the standard transfer duty — not instead of it.
$950,000 home purchased by a foreign resident:
Standard transfer duty: ~$37,162
Foreign surcharge (9%): $85,500
Government fees: $351.40
Total upfront cost: ~$123,013
This is in addition to the property purchase price itself.
Foreign owners also face a recurring 4% per annum land tax surcharge on the taxable value of residential land in NSW — payable each year while you own the property. Some temporary residents and buyers from countries with specific tax treaties may be exempt. Always verify your status with Revenue NSW or a tax adviser.
Property investors do not qualify for any stamp duty concessions or exemptions in NSW. Standard transfer duty rates apply in full, payable upfront before settlement. There are also no off-the-plan deferral options available to investors — those concessions are reserved for owner-occupiers intending to live in the property.
Investors should also factor in ongoing land tax obligations. If your total taxable land holdings in NSW exceed the land tax threshold, you'll pay land tax annually. Land tax becomes increasingly significant as you build a portfolio of investment properties.
For a complete view of your investment costs, use our Mortgage Repayment Calculator to model the loan and our Borrowing Capacity Calculator to understand how much you can borrow.
Beyond stamp duty, NSW property purchases attract several smaller government fees that calculators often overlook. They're not large individually but they do need to be budgeted for.
For a non-first home buyer purchasing a $1,000,000 property, stamp duty is approximately $40,402. For a first home buyer, the FHBAS concession applies on a sliding scale between $800,000 and $1,000,000 — at exactly $1M, the concession reaches zero. Use the calculator above for your exact scenario.
For a non-first home buyer purchasing a $1,200,000 property, stamp duty is approximately $48,412. First home buyers receive no concession at this price (above the $1M threshold), so the same amount applies. Foreign buyers add a 9% surcharge of $108,000 on top.
Stamp duty is payable within 3 months of signing the contract for sale, or at settlement if it occurs sooner. Settlement cannot proceed until stamp duty is paid. Off-the-plan owner-occupier purchasers may defer payment for up to 12 months from contract signing.
Generally yes — stamp duty is payable on the higher of the contract price or the property's market value, even if the property is being gifted or transferred at below-market price. The State Revenue Office will require a formal valuation. Exceptions apply for transfers of a principal place of residence between spouses or de facto partners.
NSW does not currently offer specific concessions for pensioners or seniors purchasing residential property. The main exemptions in NSW are the FHBAS (for first home buyers), spousal transfers and deceased estate transfers. Some states like QLD and VIC offer pensioner concessions, but NSW does not.
Premium property duty is an additional higher rate of $7 per $100 that applies to the portion of a residential property's value above $3,721,000 (for 2025–26). This threshold is adjusted annually based on the Sydney CPI. The premium rate applies to residential properties only and only to the value above the threshold.
For investment properties, stamp duty is not immediately tax deductible but forms part of the property's cost base, which can reduce capital gains tax when you sell. For owner-occupied homes, stamp duty is not tax deductible. Always seek advice from a registered tax agent for your specific situation.
The calculator uses the official 2025–26 Revenue NSW bracket rates and the FHBAS concession formula. Small variations of a few dollars may occur due to "or part thereof" rounding rules in the Duties Act 1997. Always verify your final amount with Revenue NSW or your conveyancer before settlement.
Calculate monthly, fortnightly or weekly home loan repayments with total interest payable.
Find out how much you could borrow based on income, expenses and APRA's buffer rate.
See how much equity a family member may need to pledge to support your home loan.