What stamp duty is in NSW
Stamp duty, formally called transfer duty in NSW, is a state government tax payable when you buy property or land. It is calculated as a percentage of the purchase price or market value of the property, whichever is higher. In NSW, stamp duty is administered by Revenue NSW.
Stamp duty is one of the largest upfront costs associated with buying property in NSW. On a $900,000 purchase, a non-first home buyer pays approximately $36,715 in stamp duty. This amount must be paid at settlement and cannot typically be included in the home loan.
How stamp duty is calculated in NSW
NSW uses a tiered rate structure where different rates apply to different portions of the purchase price. The total duty is the sum of the amount calculated at each tier. Revenue NSW provides an online calculator for precise figures.
| Property value | Rate |
|---|---|
| $0 to $16,000 | $1.25 per $100 |
| $16,001 to $35,000 | $200 plus $1.50 per $100 over $16,000 |
| $35,001 to $93,000 | $485 plus $1.75 per $100 over $35,000 |
| $93,001 to $351,000 | $1,500 plus $3.50 per $100 over $93,000 |
| $351,001 to $1,168,000 | $10,530 plus $4.50 per $100 over $351,000 |
| Over $1,168,000 | $47,295 plus $5.50 per $100 over $1,168,000 |
Foreign buyers pay an additional surcharge of 8% of the purchase price on top of standard duty. This applies regardless of the buyer's visa status if they are not a permanent resident or citizen at the time of purchase.
Approximate stamp duty on common NSW purchase prices
| Purchase price | Stamp duty (non-FHB) | Stamp duty (FHB, existing home) |
|---|---|---|
| $600,000 | $22,490 | Nil (exempt) |
| $700,000 | $27,090 | Nil (exempt) |
| $800,000 | $31,490 | Nil (exempt) |
| $900,000 | $36,715 | Concession applies |
| $1,000,000 | $40,905 | Full duty applies |
| $1,500,000 | $68,505 | Full duty applies |
First home buyer exemptions and concessions in NSW
First home buyers in NSW may be eligible for a full exemption or concessional rate under the First Home Buyer Assistance Scheme.
For existing homes, first home buyers pay no stamp duty on purchases up to $800,000. Between $800,000 and $1,000,000, a concessional rate applies (phasing out gradually). Above $1,000,000, full stamp duty applies.
For new homes and vacant land, different and generally more generous thresholds apply. New homes are exempt up to $800,000, with concessions applying up to $1,000,000. Vacant land is exempt up to $400,000 with concessions to $500,000.
First home buyer eligibility
To access these concessions, all buyers on the contract must be first home buyers, the property must be used as a principal place of residence for at least 12 continuous months commencing within 12 months of settlement, and the buyer must be an Australian citizen or permanent resident.
The land tax annual charge alternative
NSW introduced an optional annual property tax (land tax) scheme as an alternative to paying stamp duty upfront for first home buyers. Eligible buyers can choose to pay an annual charge based on the land value of their property rather than stamp duty at settlement.
The annual charge is calculated as $400 plus 0.3% of the land value each year. For many buyers in high-value Sydney markets, this can be significantly more cost-effective in the short to medium term, particularly if the property is likely to be sold or refinanced within five to seven years. For long-term holders, the cumulative annual charges will eventually exceed the one-off stamp duty cost.
The choice is made at time of purchase and is irrevocable for that property. Buyers should model both options carefully before deciding. A financial adviser or mortgage broker can help run these numbers for your specific situation.
When stamp duty must be paid
Stamp duty must be paid within three months of the date of the contract or transfer, whichever is earlier. In most cases, your solicitor or conveyancer collects the stamp duty at settlement and remits it to Revenue NSW. Buyers should ensure sufficient funds are available for stamp duty in addition to their deposit and other costs.