Stamp Duty on $2M Property — NSW
Stamp duty on a $2,000,000 property in New South Wales is $93,055.00. See total costs, first home buyer savings, and compare to other states.
Last verified: 1 July 2025Stamp Duty: $93,055.00
On a $2,000,000 property in New South Wales, stamp duty is $93,055.00 at an effective rate of 4.65% (2025-26 rates).
Cost Breakdown
| Property price | $2,000,000 |
| Stamp duty (standard buyer) | $93,055.00 |
| Effective stamp duty rate | 4.65% |
| Legal / conveyancing fees (est.) | $2,000.00 |
| Building & pest inspection (est.) | $500.00 |
| Total purchase cost | $2,095,555.00 |
First Home Buyer Stamp Duty — NSW
At $2,000,000, first home buyer concessions in New South Wales do not reduce stamp duty. The property value exceeds the concession threshold. Standard duty of $93,055.00 applies.
Foreign Buyer Stamp Duty
Foreign purchasers pay an additional 8% surcharge ($160,000.00) on top of standard stamp duty.
Total foreign buyer stamp duty: $253,055.00
Stamp Duty on $2M — All States
| State | Stamp Duty | Effective Rate |
|---|---|---|
| New South Wales | $93,055.00 | 4.65% |
| Victoria | $109,870.00 | 5.49% |
| Queensland | $95,525.00 | 4.78% |
| Western Australia | $95,579.00 | 4.78% |
| South Australia | $103,830.00 | 5.19% |
| Tasmania | $85,185.00 | 4.26% |
| Australian Capital Territory | $102,488.00 | 5.12% |
| Northern Territory | $263.00 | 0.01% |
Mortgage Impact — Adding Stamp Duty to Your Loan
If you add $93,055.00 stamp duty to your home loan instead of paying upfront, here is how it affects your repayments (based on 80% LVR, 6.25% rate, 30-year term):
| Monthly repayment (without stamp duty in loan) | $9,851.48 |
| Monthly repayment (with stamp duty in loan) | $10,424.43 |
| Extra per month | +$572.96 |
| Extra interest paid over 30 years | $113,209.03 |
Paying stamp duty upfront saves you $113,209.03 in interest over the life of your loan.
Calculate a Different Amount
Frequently Asked Questions
How much is stamp duty on a $2,000,000 house in New South Wales?
Stamp duty on a $2,000,000 property in New South Wales is $93,055.00 for a standard buyer (2025-26 rates). This is an effective rate of 4.65%.
Do first home buyers pay stamp duty in New South Wales?
At $2,000,000, first home buyer concessions in New South Wales do not reduce stamp duty below the standard amount of $93,055.00. The property value exceeds the concession threshold.
What are the total costs of buying a $2,000,000 property in New South Wales?
The total estimated cost is approximately $2,095,555.00, which includes the purchase price ($2,000,000), stamp duty ($93,055.00), legal/conveyancing fees (~$2,000), and building/pest inspections (~$500).
General information and estimates only — not financial, tax, or legal advice. Always verify with a licensed adviser or the ATO.
Learn more
Complete guide to NSW stamp duty rates for 2025-26. Find out what you'll pay, first home buyer exemptions, and how the property tax option works.
Stamp Duty in Queensland 2025-26: Rates, Thresholds & ExemptionsEverything you need to know about QLD transfer duty. Current rates, first home concessions, and how foreign buyers pay extra surcharges.
NSW Stamp Duty Calculator 2025-26: How Much Will You Pay?Calculate your NSW stamp duty (transfer duty) for 2025-26. Covers standard rates, first home buyer exemptions, the First Home Buyer Choice property tax option, and foreign buyer surcharges.