How much is stamp duty in NSW?

NSW stamp duty is calculated on a sliding scale that ranges from 1.25% at the bottom end up to about 7% for higher value properties. As a rough guide, you would pay around $8,990 on a $400,000 property, roughly $21,290 on a $600,000 property, and approximately $31,490 on an $800,000 property. For premium properties above $3,505,000, there is a flat rate of 5.5% on the total value. First home buyers in NSW currently get a full exemption on properties up to $800,000 and a concessional rate on properties valued between $800,000 and $1,000,000.

Do first home buyers pay stamp duty?

In most cases, first home buyers either pay no stamp duty or a significantly reduced amount. Every state has its own thresholds. In NSW, the exemption applies up to $800,000. In Victoria, it is up to $600,000 with concessions to $750,000. Queensland offers exemptions up to $700,000 for new homes and $500,000 for existing ones. WA exempts up to $430,000. The ACT has the most generous scheme, with income tested exemptions up to $1,000,000. You need to be buying a home you will live in (not an investment property) and you usually need to move in within 12 months.

How is stamp duty calculated on investment property?

Stamp duty on investment property is calculated using the same sliding scale rates as any other purchase in that state. The difference is that investors do not get access to first home buyer exemptions or owner occupier concessions. In Victoria, investors may also face higher effective rates due to additional surcharges. The duty is based on the purchase price or market value (whichever is higher) and is a one-off cost paid at settlement. As an investor, you can claim the stamp duty as a cost base reduction when you eventually sell, which reduces your capital gains tax.

Can you avoid stamp duty in Australia?

You cannot completely avoid stamp duty on a standard property purchase, but there are legitimate ways to reduce or eliminate it. First home buyers can access exemptions in most states. In NSW, the annual property tax option (First Home Buyer Choice) closed in June 2023, but first home buyers can access stamp duty exemptions up to $800,000. Off-the-plan purchases may attract duty on the land component only. Some states waive duty on properties below a certain threshold regardless of buyer status. There are also occasional government incentives, like temporary stamp duty holidays or regional concessions, that can bring the bill down. The key is knowing what is available in your state and timing your purchase accordingly.

Is stamp duty different for investors vs owner occupiers?

The base stamp duty rates are generally the same for both owner-occupied and investment properties. However, the practical cost often differs because owner occupiers (particularly first home buyers) can access exemptions and concessions that investors cannot. In Victoria, there is an additional consideration where certain investment properties attract premium duty. Foreign investors face surcharges of 7% to 8% on top of standard rates in most states. So while the rate table itself may be the same, what you actually pay can be quite different depending on your buyer category.

When do you pay stamp duty?

Stamp duty is typically due around the time of settlement, though the exact deadline varies by state. In NSW, you have three months from the date the contract is signed. In Victoria, it is payable within 30 days of settlement. In Queensland, you have 30 days after the transfer date. Your solicitor or conveyancer will handle the lodgement and payment as part of the settlement process. It is important to have the funds available in advance because late payments attract penalties and interest. Most lenders will not include stamp duty in your home loan (unless you have a specific stamp duty finance arrangement), so you need it in cash or savings.

Know your stamp duty, to the dollar

Stamp duty can quietly add $15,000 to $60,000+ to your purchase price. Calculate the exact figure for any property in any Australian state — with first home buyer concessions, foreign surcharges, and investment adjustments built in. Current 2025/26 rates.

States & territories

2025/26

Financial year rates

FHB

Concessions included

Instant

Results, no signup

How this is different

Most stamp duty calculators give you a number and call it a day. Presm factors in first home buyer concessions, foreign buyer surcharges, off-the-plan adjustments, trust structure implications, and investment-specific calculations across all eight jurisdictions. One calculation. Every variable. The actual number you will pay at settlement.

What the calculator covers

Every state, every rate

NSW to NT. Sliding scales, flat rates, and formula-based calculations for all eight jurisdictions — handled automatically.

First home buyer concessions

Exemption thresholds differ in every state. We apply the correct concession based on your property value and buyer status.

Foreign buyer surcharges

7% to 8% surcharges apply in most states. See the total including surcharges, not just the base rate.

Investment property clarity

Factor duty into your total acquisition cost and yield calculations. See the real number investors actually pay.

What is Stamp Duty?

A state government tax on every property or land purchase in Australia. Each jurisdiction sets its own rates, thresholds, and concessions — so the amount varies significantly depending on where you buy. It is calculated on the purchase price or market value (whichever is higher) and paid as a lump sum at settlement.

For most buyers, this is the largest transaction cost after the property price itself. A $750,000 home in Victoria attracts roughly $40,000 in stamp duty — money you need on top of your deposit, legal fees, and moving costs. Getting this number wrong can blow your budget at the worst possible time.

Rules change frequently. NSW closed its annual property tax option in June 2023. Victoria raised foreign buyer surcharges. Queensland lifted first home buyer thresholds. Keeping track is difficult, which is why we keep this calculator current with the latest legislative changes.

Stamp Duty Rates by State and Territory

Approximate rates across all eight jurisdictions for the 2025/2026 financial year, based on standard residential purchases. Exact amounts depend on purchase price, property type, and your circumstances.

State	General Rate	FHB Concession	Foreign Surcharge
NSW	1.25% to 7% sliding scale. ~$31,490 on $800k.	Full exemption up to $800k. Concession $800k–$1M.	8%
VIC	1.4% to 6.5% sliding scale. ~$40,070 on $750k. Premium rate above $2M.	Full exemption up to $600k. Concession to $750k.	8%
QLD	1.5% to 5.75% sliding scale. ~$17,350 on $600k.	Full exemption: $700k new, $500k existing. Concession to $800k/$550k.	7%
WA	1.9% to 5.15% sliding scale. ~$17,765 on $600k.	Full exemption up to $430k. Concession to $530k.	7%
SA	1% to 5.5% sliding scale. ~$26,830 on $650k.	No duty exemption. $15,000 FHOG on new builds.	7%
TAS	1.75% to 4.5% sliding scale. ~$18,247 on $550k.	50% duty discount up to $600k (owner-occupied).	8%
ACT	$0.60 to $5.17 per $100. Phasing out over 20 years.	Full exemption up to $1M (income tested).	No surcharge (higher land tax instead)
NT	Formula-based. ~4.95% effective at $500k.	Full exemption: $650k established, $750k new.	None

Rates are indicative for the 2025/2026 FY. Concessions and surcharges may change. Confirm with your state revenue office or conveyancer before making financial decisions.

How it works

Enter your property details

Purchase price, state, property type, buyer status. Takes about 15 seconds.

Get your exact estimate

Presm applies the correct rates, concessions, and surcharges for your situation. Broken down so you see exactly how it is calculated.

Factor it into your budget

Use the result alongside Presm's other tools to build a complete picture of your upfront costs. Compare stamp duty across states and purchase prices.

What investors should know

You cannot dodge stamp duty, but you can plan around it.

Off-the-plan can reduce your duty. In some states you only pay duty on the land value at contract signing, not the final package price. Significant savings in VIC and NSW.
Time your purchase around budget season. State governments adjust thresholds and concessions in May/June budgets. A few weeks of timing can save thousands.
Trust structures attract surcharges. Buying through a discretionary trust? Some states charge additional duty or deny concessions. VIC trusts attract a surcharge. Get advice first.
Foreign ownership adds 7–8%. If any beneficiary of your purchasing entity is a foreign person, most states add a surcharge on top of standard duty. Tens of thousands extra.
Include duty in your yield calculations. Many investors forget stamp duty when calculating acquisition cost. If you are working out rental yield or cash-on-cash return, duty belongs in the denominator.
Check for regional rebates. Some states offer reduced rates for new builds or regional areas. Not always well publicised — ask your conveyancer or check the state revenue office.

Frequently asked questions

: NSW stamp duty is calculated on a sliding scale that ranges from 1.25% at the bottom end up to about 7% for higher value properties. As a rough guide, you would pay around $8,990 on a $400,000 property, roughly $21,290 on a $600,000 property, and approximately $31,490 on an $800,000 property. For premium properties above $3,505,000, there is a flat rate of 5.5% on the total value. First home buyers in NSW currently get a full exemption on properties up to $800,000 and a concessional rate on properties valued between $800,000 and $1,000,000.
: In most cases, first home buyers either pay no stamp duty or a significantly reduced amount. Every state has its own thresholds. In NSW, the exemption applies up to $800,000. In Victoria, it is up to $600,000 with concessions to $750,000. Queensland offers exemptions up to $700,000 for new homes and $500,000 for existing ones. WA exempts up to $430,000. The ACT has the most generous scheme, with income tested exemptions up to $1,000,000. You need to be buying a home you will live in (not an investment property) and you usually need to move in within 12 months.
: Stamp duty on investment property is calculated using the same sliding scale rates as any other purchase in that state. The difference is that investors do not get access to first home buyer exemptions or owner occupier concessions. In Victoria, investors may also face higher effective rates due to additional surcharges. The duty is based on the purchase price or market value (whichever is higher) and is a one-off cost paid at settlement. As an investor, you can claim the stamp duty as a cost base reduction when you eventually sell, which reduces your capital gains tax.
: You cannot completely avoid stamp duty on a standard property purchase, but there are legitimate ways to reduce or eliminate it. First home buyers can access exemptions in most states. In NSW, the annual property tax option (First Home Buyer Choice) closed in June 2023, but first home buyers can access stamp duty exemptions up to $800,000. Off-the-plan purchases may attract duty on the land component only. Some states waive duty on properties below a certain threshold regardless of buyer status. There are also occasional government incentives, like temporary stamp duty holidays or regional concessions, that can bring the bill down. The key is knowing what is available in your state and timing your purchase accordingly.
: The base stamp duty rates are generally the same for both owner-occupied and investment properties. However, the practical cost often differs because owner occupiers (particularly first home buyers) can access exemptions and concessions that investors cannot. In Victoria, there is an additional consideration where certain investment properties attract premium duty. Foreign investors face surcharges of 7% to 8% on top of standard rates in most states. So while the rate table itself may be the same, what you actually pay can be quite different depending on your buyer category.
: Stamp duty is typically due around the time of settlement, though the exact deadline varies by state. In NSW, you have three months from the date the contract is signed. In Victoria, it is payable within 30 days of settlement. In Queensland, you have 30 days after the transfer date. Your solicitor or conveyancer will handle the lodgement and payment as part of the settlement process. It is important to have the funds available in advance because late payments attract penalties and interest. Most lenders will not include stamp duty in your home loan (unless you have a specific stamp duty finance arrangement), so you need it in cash or savings.

See exactly what stamp duty will cost you

Every state. Every buyer type. Every edge case. Get your calculation in seconds.