Stamp Duty Calculator (NSW & all states)

NSW transfer duty is charged on a sliding scale based on the property's dutiable value, usually the purchase price. For the 2026/27 financial year, a property between $387,001 and $1,290,000 attracts $11,602 plus $4.50 for every $100 over $387,000. On a $900,000 purchase that works out at $34,687 before any first home buyer exemption or concession. Thresholds are indexed each July.

Not below $800,000. Under the First Home Buyers Assistance Scheme, an eligible first home buyer pays no transfer duty on a new or existing home valued at $800,000 or less, and a reduced rate up to $1 million. For vacant land the exemption applies up to $350,000, with a concession up to $450,000. You must move in within 12 months and live there for 12 continuous months.

Generally not as part of the standard purchase loan, so most buyers need to fund it from savings on top of the deposit. Some lenders will lend a higher percentage of the price, which can effectively free up cash for duty, but that usually means lenders mortgage insurance. We look at your deposit and duty together so there are no surprises at settlement.

Often, yes, when you sign separate contracts for the land and the build. Duty is generally assessed on the land contract, not the finished value of the home, which is why two-contract house-and-land purchases in areas like Box Hill can carry far less duty. Revenue NSW sets out the rules, and your conveyancer should confirm how duty applies to your contracts.