NSW stamp duty is calculated on a sliding scale based on purchase price. Rates increase across six thresholds, with the top rate of 5.5% applying to the portion above $1,168,000. Sydney's high property prices mean stamp duty is a significant upfront cost for most buyers.
Get an exact figure for your purchase price — including first home buyer concessions
Open stamp duty calculator →First home buyers in NSW pay zero stamp duty on new homes up to $800,000 and a scaled concession on new homes between $800,000 and $1,000,000. Established homes do not receive a stamp duty concession, but an annual property tax opt-in is available instead.
NSW introduced an optional annual property tax for first home buyers in 2023, allowing them to pay a small annual charge instead of upfront stamp duty. This can benefit buyers who plan to sell within a few years, but costs more over the long term for those who stay.
| Purchase price | Stamp duty | As % of price |
|---|---|---|
| $400,000 | $12,953 | 3.2% |
| $500,000 | $17,990 | 3.6% |
| $600,000 | $20,884 | 3.5% |
| $700,000 | $26,775 | 3.8% |
| $800,000 | $32,666 | 4.1% |
| $1,000,000 | $40,780 | 4.1% |
| $1,500,000 | $67,287 | 4.5% |
Stamp duty is the largest upfront cost but not the only one. Budget for these additional items on top of your deposit and stamp duty:
Stamp duty on a $700,000 property in New South Wales is approximately $26,775. Use the calculator above for an exact figure based on your purchase price and buyer status.
First home buyers in NSW pay zero stamp duty on new homes up to $800,000 and a scaled concession on new homes between $800,000 and $1,000,000. Established homes do not receive a stamp duty concession, but an annual property tax opt-in is available instead.
Stamp duty is payable on settlement day — the day you take legal ownership of the property. Your conveyancer will calculate the exact amount and arrange payment as part of the settlement process. You need to have the funds available by settlement.
No — stamp duty cannot be added to your home loan. It must be paid upfront at settlement from your own funds. This is why stamp duty is a critical part of your upfront cost budget alongside your deposit.
For owner-occupiers, stamp duty is not tax deductible. For investment properties, stamp duty forms part of the cost base of the asset and may reduce capital gains tax when you sell, but it is not deductible in the year of purchase. Always confirm with your accountant.