Can stamp duty be added to my home loan?

In most cases, stamp duty must be paid from savings — it cannot be added to your home loan as it is due before or at settlement. However, some lenders allow a limited amount of upfront costs to be capitalised in certain circumstances. Speak to your broker about your options.

Free Calculator · Updated 2025–26 Financial Year

Stamp Duty Calculator — All States

Q: How much is stamp duty in NSW in 2026?

NSW stamp duty (transfer duty) is calculated on a progressive scale. For a $750,000 property, a standard buyer pays approximately $28,000. First home buyers pay $0 on properties up to $800,000. Between $800,001 and $999,999 a sliding concession applies. Premium duty at 7% applies to residential properties above $3,721,000.

Calculate stamp duty (transfer duty) for any Australian state instantly. Includes 2025–26 verified rates, first home buyer exemptions, and concession thresholds sourced from each state's official revenue office.

✓ NSW verified against Revenue NSW ✓ First Home Buyer exemptions ✓ 2025–26 rates

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Estimates only. Verify with Revenue NSW or your conveyancer.

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Full Breakdown

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Standard Duty—

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Transfer / Mortgage Reg. (est.)~$300–$600

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NSW Stamp Duty Rates 2025–26

Progressive bracket rates sourced from Revenue NSW. All rates are current for the 2025–26 financial year.

Property Value	Standard Rate	First Home Buyer (established or new)
$0 – $17,000	$1.25 per $100	Same (rarely applies)
$17,001 – $36,000	$212 + $1.50 per $100 over $17k	Same
$36,001 – $97,000	$497 + $1.75 per $100 over $36k	Same
$97,001 – $364,000	$1,564 + $3.50 per $100 over $97k	Same
$364,001 – $800,000	$10,909 + $4.50 per $100 over $364k	$0 — Full exemption (FHBAS)
$800,001 – $999,999	$10,909 + $4.50 per $100 over $364k	Sliding concession — reduced duty
$1,000,000 – $1,240,000	$10,909 + $4.50 per $100 over $364k	Full standard duty applies
$1,240,001 – $3,721,000	$50,212 + $5.50 per $100 over $1,240k	Full standard duty applies
Over $3,721,000	Premium: 7% on residential portion above threshold	Full standard duty applies

Source: Revenue NSW · Verified 2025–26 financial year · Premium threshold adjusted annually by CPI · Official rates →

First Home Buyer Stamp Duty Exemptions by State (2026)

Key exemption thresholds for eligible first home buyers across Australia.

State	Full Exemption Up To	Concession Range	New Homes / Land
NSW	$800,000	$800,001 – $999,999 (sliding scale)	Same threshold; land $350k full / $450k partial
VIC	$600,000	$600,001 – $750,000 (sliding scale)	Off-the-plan concession extended to Oct 2026 (all buyers)
QLD	$700,000 (established) / No cap (new builds from May 2025)	$700,001–$800,000 (established only)	Full exemption, no price cap
WA	$500,000	$500,001 – $700,000 (est.) / $750,000 (new)	Same threshold
SA	New homes only — no cap	N/A	Full exemption for new homes (no cap)
TAS	$750,000 (50% concession)	—	50% concession on established; new homes may qualify
ACT	$1,020,000 (income-tested)	N/A — clean exemption below threshold	Income-tested scheme; check eligibility
NT	$650,000 (established)	—	HomeGrown Grant: $50,000 for new builds (to Sept 2026)

Sources: Each state's revenue office. Thresholds current as of March 2026. Always verify eligibility with your conveyancer or the relevant state revenue authority before exchange.

Stamp Duty FAQs

How much is stamp duty in NSW in 2026?+

NSW stamp duty (officially called transfer duty) is calculated on a progressive scale. For a $750,000 property an owner-occupier pays approximately $27,600. First home buyers pay $0 on properties up to $800,000 under the First Home Buyers Assistance Scheme. A premium duty rate of 7% applies to the residential portion of properties above $3,721,000 (2025–26 threshold).

Do first home buyers pay stamp duty in NSW?+

Eligible first home buyers in NSW pay $0 stamp duty on properties up to $800,000 under the First Home Buyers Assistance Scheme (FHBAS). A sliding concession applies between $800,001 and $999,999. Above $1,000,000, full standard duty applies. See our First Home Buyers Guide for all the schemes available. You must be an Australian citizen or permanent resident, never have owned property in Australia before, and intend to live in the property as your principal place of residence within 12 months of settlement.

When do you pay stamp duty in NSW?+

Stamp duty in NSW must be paid within three months of signing the contract for sale. In practice, your conveyancer or solicitor arranges payment at or before settlement. If buying off-the-plan as an owner-occupier, you can defer payment for up to 12 months from the contract date. Note that stamp duty is paid from savings — not added to your mortgage. Use our Borrowing Power Calculator to check your loan capacity after accounting for these upfront costs.

Is stamp duty different for investment properties?+

In NSW, the same transfer duty rates apply to both owner-occupiers and investors — there is no investor surcharge on top. However, investors cannot access first home buyer exemptions or concessions. Stamp duty on investment properties also cannot be claimed as an immediate tax deduction, though it does form part of your property's cost base and can reduce capital gains tax when you eventually sell.

Which state has the lowest stamp duty in Australia?+

For first home buyers, Queensland and South Australia currently offer the best concessions — QLD removed stamp duty entirely for first home buyers purchasing new homes (no price cap from May 2025), and SA offers full exemption on new homes with no price cap. The ACT offers full exemption on properties under $1,020,000 (income-tested). For standard buyers, Tasmania generally has the lowest top rates in Australia.