NSW Stamp Duty 2025: Rates, Thresholds, FHB & Surcharges
How NSW stamp duty works in 2025: brackets, first home buyer concessions, foreign buyer surcharges, and examples — with a calculator.
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Overview
Stamp duty (transfer duty) is a major upfront cost when buying property in New South Wales. In 2025, rates are tiered by price bracket, with concessions for eligible first home buyers and surcharges that may apply to foreign purchasers. Understanding how brackets, concessions and surcharges interact will help you budget accurately and avoid surprises at settlement. Duty is calculated on the dutiable value (which may differ from contract price in some cases) and is impacted by your buyer profile — for instance, whether you are a first‑home buyer intending to occupy the property, an investor, or a foreign purchaser. Timing also matters: rules can change with budget cycles, and eligibility requires specific contract dates and occupancy windows.
Because the dollar impact is significant, buyers should confirm current thresholds and consider modelling scenarios at slightly different prices to see where duty steps up. Off‑the‑plan contracts and land‑plus‑build arrangements can have different valuation points, affecting the dutiable value used. Your conveyancer or solicitor can clarify documentary requirements and ensure concessions or surcharges are correctly applied. Use our NSW calculator to test real numbers and make more confident offers.
How NSW Stamp Duty Works
NSW uses a progressive (tiered) scale where higher portions of the purchase price are taxed at higher rates. Whether you are a first home buyer (FHB), investor, or foreign buyer can change the amount payable.
Key drivers
- Purchase price and tax bracket
- Buyer type (FHB concession eligibility)
- Property type (established, new, vacant land)
- Residency status (additional surcharges may apply to foreign buyers)
Tip: Use the NSW calculator for a precise estimate with your numbers.
First Home Buyer (FHB) Concessions
Eligible FHBs may receive stamp duty relief up to specified thresholds. Policies can change with state budgets, so always check current settings.
Foreign Buyer Surcharge
Non‑resident and certain temporary visa purchasers may face an additional surcharge on top of standard duty.
Worked Example (Illustrative)
Assume an eligible owner‑occupier purchasing a home near the threshold. Duty is calculated per bracket and then concessions applied where eligible. Your actual rate depends on the latest thresholds and your exact scenario.
Why Use a Calculator
Manual calculations are error‑prone. The calculator applies the correct brackets, FHB concessions, and (if applicable) surcharges to give you an instant estimate before you make an offer.
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FAQs
When is NSW stamp duty paid?
Typically at settlement. Timing and penalties for late payment are set by Revenue NSW.
Do first home buyers pay stamp duty in NSW?
They may be exempt or receive concessions up to specific thresholds, subject to eligibility rules.
Do foreign buyers pay more?
Yes. A foreign purchaser surcharge can apply in addition to standard duty.
Is off‑the‑plan treated differently?
Off‑the‑plan contracts can have special rules for dutiable value and timing; check current guidance.
Use the NSW Stamp Duty Calculator to see your estimate in seconds.
Frequently asked questions
How is NSW stamp duty calculated?
Duty is calculated using tiered brackets on the purchase price, with concessions or surcharges applied based on eligibility.
Do I qualify for FHB concessions?
Eligibility depends on price thresholds, residency, and occupancy criteria. Check current Revenue NSW rules.
What is the foreign buyer surcharge?
An additional percentage for foreign purchasers on top of standard duty; rates and scope are set by the state.
Where can I estimate my duty today?
Use the NSW Stamp Duty Calculator for an instant estimate: /calc/stamp-duty/nsw.
Can stamp duty be added to my home loan?
Stamp duty is typically paid upfront at or before settlement. Some lenders may have limited options, but capitalising duty is generally uncommon.
Do off‑the‑plan purchases change duty timing or value?
Off‑the‑plan contracts can affect dutiable value and timing; check current Revenue NSW guidance and your contract details.
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