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Stamp Duty NSW

If you’re looking to buy a property in NSW, you’ve probably heard people talk about stamp duty, also known as transfer duty. But what is it, and does it apply to you?

Simply put, stamp duty is a tax we pay when buying a house. The NSW government will charge a percentage of the price of the property you’re buying. On average, people in NSW pay tens of thousands of dollars in stamp duty. That’s on top of the mortgage, deposit and other expenses that come when buying a property.

How much does stamp duty cost?

The exact price of stamp duty is determined by the state government. In NSW there are six different price brackets that determine your stamp duty.

See the table below to get an idea of how much you will pay.

Property value Stamp duty payable
Up to $14,000 $1.25 for every $100 (the minimum is $10)
$14,000 to $31,000 $175 plus $1.50 for every $100 over $14,000
$31,000 to $83,000 $430 plus $1.75 for every $100 over $31,000
$83,000 to $310,000 $1,340 plus $3.50 for every $100 over $83,000
$310,000 to $1,033,000 $9,285 plus $4.50 for every $100 over $310,000
Over $1,033,000 $41,820 plus $5.50 for every $100 over $1,033,000
Building inspector checks roof for damage during summer storms

When do I have to pay stamp duty?

In NSW you have to pay stamp duty within three months of signing a contract for sale. This means that you need to make sure you budget for stamp duty on top of your deposit, mortgage, building inspection, moving costs and other expenses. Unfortunately, stamp duty needs to be paid up front and can’t be paid periodically as a part of your mortgage.

Are you entitled to any stamp duty concessions NSW?

Now for some good news! Before you have to hand over potentially tens of thousands of dollars in tax, you might qualify for a stamp duty exemption. The NSW government offers a First Home Buyer Assistance Scheme (FHBAS). This entitles you to a full stamp duty exemption if your first home purchase is:

  • a new home under $800,000
  • an existing home under $650,000
  • or land that costs less than $400,000

There are also some concessions for properties that exceed these limits.

You can read more about the First Home Buyer Assistance scheme on the NSW revenue website. Exemptions from stamp duty NSW also apply to family transfers, deceased estates, and home builders. We recommend always checking to see if you qualify for a stamp duty concession.

Calculate your stamp duty now with our free Stamp Duty Calculator NSW

The issues with stamp duty

For many years people have raised their concerns with stamp duty. It may earn the government a considerable amount of money, but it’s had a real impact on everyday Australians. Critics of stamp duty have pointed out that it’s outdated, it comes at a financially difficult time and it also ends up changing our behaviour for the worse.

An out-dated tax

The original tax for stamp duty comes from an old system of government. Land transfers were less common and property wasn’t logged to the level of detail that it is today. Plus, the actual process to officiate a sale and stamp (yes, a real stamp) the documents took more government time. Stamp duty was therefore an imperfect way to make sure the government was getting taxes from property owners, but things have changed a lot since then. Not only is the process much easier for governments, but there are now accurate and up-to-date records of every piece of land in NSW. The way we buy and sell property has changed, and so the question is – shouldn’t the taxes that come with it change too?

The cost of stamp duty

Easily one of the most significant purchases the average Australian makes is buying property. It’s an exciting dream that many of us pursue. But at the same time, it’s a high financial bar to get over. Property prices in NSW have soared upwards over the past few decades and are now vastly higher than the average income. Which means that stamp duty is not only a high tax, but it comes when the difference between the average wage and the average price of property is wider than ever.

Behaviour changes

Perhaps most importantly, the cost of stamp duty can also lead to some behaviour changes. The added cost is a big barrier to anyone trying to enter the real estate market. But not only this, it’s a big deterrent on anyone who’s looking to move to a new house. A growing family may choose to stay and try to renovate or expand their current house just to avoid paying stamp duty again. So too, retirees often stay in houses that aren’t ideal for their needs simply because downsizing will cost them a lot in tax.

The future of stamp duty

Many will be glad to hear that reform is on the horizon. At the end of 2020, the New South Wales treasurer, Dominic Perrottet, proposed his plan for tax reform, which aims “to help the people of NSW achieve the Australian dream of home ownership.” His solution replaces the upfront cost of stamp duty with a much smaller annual property tax. While the change hasn’t been officially approved yet, many are hopeful that the ideas for reform will lead to change.

Stamp duty calculator

If you’re buying a house and want to get a quick idea of stamp duty fees, use our free and easy stamp duty calculator also known as a transfer duty calculator.

While keeping on top of your outgoing costs, why not also calculate your conveyancing fees. Our Conveyancing Costs Calculator will provide an estimate in just a few minutes. Calculate your costs now!

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