How is NSW transfer duty calculated?

NSW uses a marginal scale: a fixed dollar amount for the band plus a rate per 100 dollars on the value above the band's lower threshold. The duty is applied to the dutiable value, which is the greater of the price paid and the market value.

What thresholds does the First Home Buyers Assistance Scheme use?

For an existing home, full exemption applies up to 800,000 and a sliding concession from 800,000 to 1,000,000. New homes and vacant land have different thresholds. This tool applies the established-home thresholds for first-home buyers.

How does the first-home concession taper?

Between the exemption ceiling (800,000) and the concession ceiling (1,000,000), the duty is reduced on a linear sliding scale, so a buyer at the midpoint pays roughly half the standard duty. Above the concession ceiling, full duty applies.

Is the duty based on price or market value?

It is based on the dutiable value, which Revenue NSW takes as the greater of the consideration (price paid) and the unencumbered market value. For arm's-length purchases the price usually equals the dutiable value.

When must NSW duty be paid?

Transfer duty is generally payable within 3 months of the liability date (usually the contract date), though for off-the-plan purchases it can be deferred up to 12 months. Your conveyancer typically arranges payment to Revenue NSW.

Australia NSW Stamp Duty Calculator

This tool estimates NSW stamp duty (transfer duty) on a residential property purchase, using the Revenue NSW marginal scale and the First Home Buyers Assistance Scheme for established homes. It is a planning estimate of one of your main purchase costs.

How it works

NSW charges duty on a marginal scale. Each band has a base dollar amount plus a rate per 100 dollars on the value above the band’s lower threshold:

duty = base + rate_per_100 × (value − threshold) / 100

The dutiable value is the greater of the price paid and the property’s market value.

First Home Buyers Assistance Scheme (established homes):

Full exemption up to 800,000.
Sliding concession from 800,000 to 1,000,000 (duty reduced on a linear scale).
Standard duty above 1,000,000.

Example

A 900,000 established home bought by a first-home buyer:

Standard duty on 900,000 ≈ 35,835.
Concession factor at 900,000 = (1,000,000 − 900,000) ÷ (1,000,000 − 800,000) = 50%.
Duty payable ≈ 35,835 × (1 − 0.5) = 17,918.

Notes

This applies the established-home thresholds; new homes and vacant land have separate scales. Duty is generally due within 3 months of the contract. Add Land Registry and conveyancing fees for full costs. Rates and thresholds are set by Revenue NSW and can change. All math runs in your browser.