Stamp Duty Calculator

Select the Property Jurisdiction

This stamp duty calculator estimates NSW transfer duty on an ordinary whole-home purchase. It separates base duty, established first-home assistance and foreign purchaser surcharge. Other jurisdictions return Unavailable.

The property’s location determines the jurisdiction. For NSW, use the contract date or the transfer date where there is no contract. The supported schedule runs from 1 July 2026 to 30 June 2027. Options, substituted purchasers and transitional arrangements need a separate assessment.

Transfer duty is a one-off transaction tax. Annual land tax depends on the land held and the relevant assessment rules. Use the land tax calculator for that separate liability. Keep it out of the transfer-duty total.

Enter the Dutiable Value

Enter the higher of the consideration and the property’s unencumbered market value, including any GST in the consideration. A mortgage does not reduce that value. A discounted related-party price can therefore be below the amount subject to duty.

This estimate covers acquisition of the whole residential property, with no mixed business use and land of no more than two hectares. NSW premium residential duty applies above $3,870,000. Partial-interest transfers, vacant land and aggregated transactions require their own calculation. Business stamp duty calculations for commercial or mixed-use property fall outside this estimate.

Record whether the purchaser is an individual, company or trust. That fact affects first-home eligibility and the foreign-status investigation. Establish the value and transaction category using Revenue NSW’s transfer-duty guidance.

Concessions and Surcharges

Choose Eligible only after establishing the First Home Buyers Assistance Scheme conditions. These include the whole-property transfer, individual purchasers, previous ownership and benefit history, citizenship or permanent residency and occupation requirements. Shared-equity arrangements are outside this estimate.

For eligible new or existing homes, the supported scheme removes ordinary duty at values up to $800,000. It reduces duty above $800,000 and below $1,000,000. The reduction appears separately from base duty. At $1,000,000, the calculator applies ordinary duty.

Enter the combined surcharge-liable ownership share after establishing foreign status and any exemption. Use whole percentages. The supported NSW foreign purchaser surcharge is 9% of that share’s dutiable value. Income-tax residency alone does not establish surcharge status.

A Purchase Duty Workpaper

A fictional individual acquires an entire NSW home for a dutiable value of $900,000 during the supported period. Without assistance or surcharge, base duty and total duty are both $34,687. The calculation is $11,602 plus 4.5% of the $513,000 above $387,000.

With established first-home eligibility, the same value gives a displayed reduction of $15,094 and estimated total duty of $19,594. The underlying payable amount is $19,593.50, matching the government’s reduced-rate example. Displayed estimates round to whole dollars, so displayed components can differ by $1 when added.

In a separate fictional purchase without assistance, a 50% surcharge-liable share adds $40,500. Total estimated duty becomes $75,187. Keep the contract, valuation evidence and purchaser-status findings with each estimate.

Reconcile the final amount with the Revenue NSW assessment before lodging or paying. This estimate excludes registration fees, interest and penalties. Retain established acquisition costs for the later capital gains tax calculation. Your entries stay on this device and are not saved in browser storage.