Stamp Duty on $850K Property — NSW
Stamp duty on a $850,000 property in New South Wales is $32,985.00. See total costs, first home buyer savings, and compare to other states.
Last verified: 1 July 2025Stamp Duty: $32,985.00
On a $850,000 property in New South Wales, stamp duty is $32,985.00 at an effective rate of 3.88% (2025-26 rates).
Cost Breakdown
| Property price | $850,000 |
| Stamp duty (standard buyer) | $32,985.00 |
| Effective stamp duty rate | 3.88% |
| Legal / conveyancing fees (est.) | $2,000.00 |
| Building & pest inspection (est.) | $500.00 |
| Total purchase cost | $885,485.00 |
First Home Buyer Stamp Duty — NSW
You save $24,739.00
First home buyers pay $8,246.00 in stamp duty on a $850,000 property in New South Wales, compared to $32,985.00 for a standard buyer.
Total purchase cost with FHB concession: $860,746.00
Foreign Buyer Stamp Duty
Foreign purchasers pay an additional 8% surcharge ($68,000.00) on top of standard stamp duty.
Total foreign buyer stamp duty: $100,985.00
Stamp Duty on $850K — All States
| State | Stamp Duty | Effective Rate |
|---|---|---|
| New South Wales | $32,985.00 | 3.88% |
| Victoria | $46,070.00 | 5.42% |
| Queensland | $31,275.00 | 3.68% |
| Western Australia | $34,891.00 | 4.10% |
| South Australia | $40,580.00 | 4.77% |
| Tasmania | $33,435.00 | 3.93% |
| Australian Capital Territory | $31,633.00 | 3.72% |
| Northern Territory | $42,075.00 | 4.95% |
Mortgage Impact — Adding Stamp Duty to Your Loan
If you add $32,985.00 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) | $4,186.88 |
| Monthly repayment (with stamp duty in loan) | $4,389.97 |
| Extra per month | +$203.09 |
| Extra interest paid over 30 years | $40,128.95 |
Paying stamp duty upfront saves you $40,128.95 in interest over the life of your loan.
Calculate a Different Amount
Frequently Asked Questions
How much is stamp duty on a $850,000 house in New South Wales?
Stamp duty on a $850,000 property in New South Wales is $32,985.00 for a standard buyer (2025-26 rates). This is an effective rate of 3.88%.
Do first home buyers pay stamp duty in New South Wales?
First home buyers in New South Wales pay $8,246.00 in stamp duty on a $850,000 property — a saving of $24,739.00 compared to standard rates.
What are the total costs of buying a $850,000 property in New South Wales?
The total estimated cost is approximately $885,485.00, which includes the purchase price ($850,000), stamp duty ($32,985.00), legal/conveyancing fees (~$2,000), and building/pest inspections (~$500).
Frequently asked questions
How much stamp duty do first home buyers pay in NSW?
First home buyers in NSW pay no stamp duty on homes up to $800,000, a concessional rate on homes between $800,001 and $1,000,000, and full stamp duty above $1,000,000. The First Home Owner Grant adds $10,000 for new homes up to $600,000. Source: Revenue NSW.
How much stamp duty do first home buyers pay in Victoria?
First home buyers in Victoria pay no stamp duty on homes up to $600,000 and receive a sliding concession on homes between $600,001 and $750,000. A $10,000 First Home Owner Grant applies on new homes up to $750,000. Source: State Revenue Office Victoria.
Do foreign buyers pay extra stamp duty in Australia?
Yes. Foreign buyer surcharges apply in most states: 8% in NSW and Victoria, 7% in Queensland, Western Australia, and South Australia. These are additional to the standard stamp duty and First Home Buyer concessions do not apply to foreign buyers.
Is stamp duty payable on off-the-plan purchases?
Off-the-plan concessions vary by state. Victoria removed the concession in 2017 for owner-occupiers. NSW retained an off-the-plan concession for principal places of residence under certain thresholds. Always check the current rules with the relevant state revenue office.
General information and estimates only — not financial, tax, or legal advice. Always verify with a licensed adviser or the ATO.
Related reading
$31,335 on a $800K home, but first home buyers pay $0 under $800K. Full NSW stamp duty rates, exemptions, and calculator for 2025-26.
Stamp Duty in Queensland 2025-26: Rates, Thresholds & Exemptions$21,850 on a $700K QLD property. First home buyers get concessions up to $550K. Full transfer duty rates, thresholds, and foreign buyer surcharges.
NSW Stamp Duty 2026: $31,335 on $800K (First Home Buyers: $0)An $800K property costs $31,335 in NSW stamp duty in 2026 — but first home buyers pay $0 under $800K. See the exact figure for any price plus FHB exemption thresholds.
Stamp Duty in Victoria 2025-26: Rates, Concessions & Changes$44,000+ on a $800K VIC property. First home buyers save up to $33,250 on homes under $600K. Full Victorian stamp duty rates and concessions.