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NSW stamp duty calculator

Estimate NSW transfer duty on land, development sites, and property purchases. The calculator includes premium property duty and can show the foreign purchaser surcharge. Concessions and exemptions are not included.

Inputs

Estimated duty

NSW transfer duty$39,412
Total duty$39,412
Effective duty rate3.94%
Bracket used$372,001 – $1,240,000

Assumptions

  • NSW standard transfer duty on the dutiable value (usually the greater of price paid or market value).
  • Premium property duty is applied automatically above $3,721,000.
  • No first home buyer, owner-occupier, off-the-plan, pensioner or other concessions or exemptions are applied.

Based on NSW transfer duty rates for 1 July 2025 to 30 June 2026. Check Revenue NSW for official guidance.

Want the full acquisition cost stack?

Stamp duty is only one acquisition cost. For development screening, you may also want to allow for legal fees, due diligence, debt costs, land tax, rates, and holding costs.

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The basics

How NSW stamp duty works

  1. 01

    Transfer duty

    In NSW, the stamp duty on a property purchase is usually called transfer duty.

  2. 02

    Based on dutiable value

    Duty is worked out on the dutiable value, usually the higher of the purchase price or the market value.

  3. 03

    Rates rise in steps

    Duty is set in brackets. As the value rises, it moves through higher brackets.

  4. 04

    Premium property duty

    Expensive residential property can also trigger premium property duty, the top NSW bracket.

  5. 05

    Foreign purchaser surcharge

    Foreign purchasers may pay an extra surcharge on top of the standard transfer duty.

Top bracket

What is premium property duty?

Premium property duty is the top NSW transfer duty bracket. It applies when the dutiable value is above the NSW premium threshold.

The calculator applies it automatically, so you do not need to split out the premium amount yourself. Mixed-use or unusual transactions may still need advice from Revenue NSW or a qualified professional.

Rate table

NSW stamp duty brackets

These are the NSW transfer duty brackets the calculator uses, shown here for reference.

Dutiable valueTransfer duty
$0 – $17,000$1.25 per $100 (minimum $20)
$17,001 – $37,000$212 + $1.50 per $100 over $17,000
$37,001 – $99,000$512 + $1.75 per $100 over $37,000
$99,001 – $372,000$1,597 + $3.50 per $100 over $99,000
$372,001 – $1,240,000$11,152 + $4.50 per $100 over $372,000
$1,240,001 – $3,721,000$50,212 + $5.50 per $100 over $1,240,000
Over $3,721,000Premium property duty$186,667 + $7.00 per $100 over $3,721,000

Based on NSW transfer duty rates for 1 July 2025 to 30 June 2026. Check Revenue NSW for official guidance.

Scope

What this calculator includes and excludes

Includes

  • NSW standard transfer duty
  • NSW premium property duty
  • Optional foreign purchaser surcharge
  • Land, development sites, and property purchases

Excludes

  • First home buyer concessions
  • Owner-occupier concessions
  • Off-the-plan concessions
  • Pensioner concessions
  • Exemptions and special cases
  • Complex mixed-use apportionment

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Questions

NSW stamp duty FAQs

Is stamp duty the same as transfer duty in NSW?

Yes. Stamp duty is the common name. Transfer duty is the official NSW name. They mean the same thing.

Does this calculator work for land purchases?

Yes. It covers land, development sites, and property purchases. Enter the purchase price or dutiable value to get an estimate.

Does it include first home buyer concessions?

No. This gives a general estimate. It leaves out first home buyer, owner-occupier, off-the-plan, pensioner, and other concessions or exemptions.

Does it include the foreign purchaser surcharge?

Yes, when you turn the foreign purchaser toggle on. It adds the 9% surcharge on top of the standard transfer duty.

Why does premium property duty apply automatically?

Premium property duty is just the top transfer duty bracket. When the value is above the NSW premium threshold, the calculator uses that bracket for you. There is nothing to split out by hand.

Is this official tax advice?

No. It is a general estimate to help you plan. For a binding figure, or for a complex or mixed-use deal, check with Revenue NSW or a qualified professional.