Australia Stamp Duty Calculator
Estimate NSW transfer duty (stamp duty) on a property purchase using 2026 progressive rate bands.
What this calculator does
Estimates NSW transfer duty (stamp duty) on a property purchase using the progressive band structure, plus any first home buyer concession or foreign buyer surcharge that applies to your situation.
Who this is for
Anyone buying property in New South Wales budgeting for the full purchase cost beyond just the sale price, first home buyers checking their exemption or concession eligibility, or foreign buyers factoring in the additional surcharge.
How this calculator works
New South Wales charges transfer duty (commonly called stamp duty) on a progressive sliding scale — only the portion of the price within each band is taxed at that band's rate, similar to income tax brackets. First home buyers get a full exemption up to $800,000 and a sliding concession up to $1,000,000 under the First Home Buyers Assistance Scheme. Foreign buyers pay an additional 9% surcharge purchaser duty on top of standard duty.
Worked example
A $900,000 property, standard buyer: this falls in the $372,000–$1,240,000 band. Duty = $11,187 base (accumulated from lower bands) + 4.5% × ($900,000 − $372,000) = $11,187 + (4.5% × $528,000) = $11,187 + $23,760 = $34,947 total stamp duty — an effective rate of about 3.9% on the full purchase price.
Band-by-band breakdown
Run the calculator above to see how your purchase price splits across NSW duty bands.
Common mistakes
- Assuming NSW rates apply everywhere in Australia. Each state sets its own thresholds and rates — Victoria, Queensland, and other states can differ significantly from NSW at the same price point.
- Missing the first home buyer exemption. Full exemption applies up to $800,000, and a sliding concession continues to $1,000,000 — many eligible buyers don't realize the concession extends that far.
- Forgetting the premium duty rate. Properties above roughly $3.7 million face a higher marginal rate on the portion above that threshold, on top of standard bands.
- Budgeting only for the sale price. Stamp duty, mortgage registration, and transfer fees are all separate from the purchase price and need to be budgeted for upfront, often in cash rather than financed as part of the mortgage.
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Frequently Asked Questions
Is stamp duty the same as mortgage registration fees?
No, they're separate charges. Stamp duty (transfer duty) is a state tax on the property transfer itself, while mortgage registration and transfer fees are smaller administrative charges for registering the title and loan — both need to be budgeted for separately.
Does this apply to all Australian states?
No, this estimates New South Wales transfer duty specifically. Every state and territory sets its own stamp duty rates and thresholds — Victoria, Queensland, and others differ from NSW.
Do first home buyers get a discount?
Yes, NSW offers a full exemption up to $800,000 and a sliding concession up to $1,000,000 under the First Home Buyers Assistance Scheme.
Do foreign buyers pay more?
Yes, foreign purchasers of residential property in NSW pay an additional 9% surcharge purchaser duty on top of standard transfer duty.