Stamp Duty in NSW 2025-26: Rates, Exemptions & Calculator

Stamp duty in New South Wales — officially called transfer duty — is calculated on a sliding scale based on the buy price or market value of the property, whichever is higher. For a standard residential property buy, the rates range from 1.25% on the first $17,000 up to 7% on values exceeding $3,505,000.

On a median-priced Sydney house of around $1.6 million, you would pay approximately $72,935 in stamp duty. For a unit at around $780,000, the bill comes to roughly $30,990. These rates apply to all buyers unless you qualify for a concession or exemption, such as the first home buyer scheme.

Here's the thing. Premium duty of 7% applies to properties valued above $3,505,000, which is a surcharge that hits the luxury end of the market particularly hard. Foreign buyers pay an additional 9% surcharge on top of standard rates.

First home buyers in NSW can receive a full stamp duty exemption on properties valued up to $800,000. For properties valued between $800,001 and $1,000,000, a sliding-scale concession applies that reduces the duty payable on a proportional basis.

To qualify, you must be an individual (not a company or trust), aged 18 or over, an Australian citizen or permanent resident, and you must not have previously owned residential property in Australia. You must also move into the property within 12 months of settlement and live there continuously for at least six months. For a first home buyer purchasing a $750,000 apartment in Sydney, this exemption saves approximately $29,000 compared to the full duty amount.

The exemption applies to both new and existing homes.

NSW introduced an optional annual property tax as an alternative to paying stamp duty upfront. Under this scheme, eligible first home buyers can choose to pay an annual property tax instead of a lump-sum transfer duty payment at buy.

Let's break this down. The annual tax is calculated based on unimproved land value — currently $400 plus 0.3% of the land value for owner-occupiers. This option can be particularly attractive for buyers who want to get into the market sooner without needing an extra $30,000-$70,000 on top of their deposit. However, the annual tax continues for as long as you own the property, so long-term owners may end up paying more in total.

It's worth running the numbers for your specific situation to determine which option provides better value over your expected ownership period.

Investment property buyers in NSW pay the full standard transfer duty rates with no concessions or exemptions available. There's no first home buyer relief for investment purchases.

If you're purchasing through a company, trust, or self-managed super fund, the same standard rates apply. Foreign investors must also pay the 9% foreign buyer surcharge on top of the standard duty, significantly increasing the upfront cost. For a $900,000 investment apartment, an Australian resident would pay approximately $35,707 in stamp duty, while a foreign buyer would pay an additional $81,000 surcharge, bringing the total to around $116,707.

This surcharge has been a significant deterrent for foreign investment in the NSW property market since its introduction. That's the key takeaway.

Quick reality check. Buyers purchasing off-the-plan properties in NSW may be eligible for a stamp duty concession that allows them to pay duty on the land value only, rather than the total buy price (land plus building). This concession applies when you sign the contract before construction is complete and can result in significant savings, particularly for apartments in high-rise developments where the building component represents a large proportion of the total price.

For example, on a $700,000 off-the-plan apartment where the land component is valued at $300,000, you would pay duty on $300,000 instead of $700,000 — saving approximately $16,000. The concession is available for both owner-occupiers and investors, making it one of the few duty-related benefits available to property investors.

To calculate your NSW stamp duty, you need to know the buy price or market value of the property and whether any concessions apply. The simplest approach is to use our free Stamp Duty Calculator, which applies the current NSW rates and accounts for first home buyer exemptions, foreign buyer surcharges, and property type.

If you prefer to calculate manually, the NSW transfer duty rates for general residential property are: $1.25 per $100 on the first $17,000, then $1.50 per $100 up to $36,000, then $1.75 per $100 up to $97,000, then $3.50 per $100 up to $364,000, then $4.50 per $100 up to $3,505,000, and 7% on any amount above that. Remember that stamp duty must be paid within three months of settlement to avoid interest charges.