LODGEY
NSW · Stamp Duty · Rates as of 2025-07-01

How much stamp duty in New South Wales?

On the $1,180,000 NSW median, a resident investor pays $47,955 in stamp duty — and none of it is tax-deductible this year. Use the calculator below to run your exact price, then keep reading for the traps most buyers miss.

REVENUE NSW SOURCED
New South Wales · Stamp duty on $1,180,000
$47,955
$100k$5M
Purchaser type
Intended use
Receipt stack · drag slider to recompute
Base duty$47,955
Total due
$47,955
  • Base duty: $47,955
  • Total: $47,955
Itemised receipt
  • Transfer duty (base)$47,955.00
    Progressive rate on $1,180,000 purchase price.
  • Total stamp duty payable$47,955.00
    Investment property: this is a CGT cost-base item, not a current-year deduction.
Computed from published NSW State Revenue Office transfer-duty rate card. Your conveyancer will calculate the exact amount at settlement. For exotic cases (trusts, off-the-plan, established-vs-new mix) ask Lodgey.

Same property, every state

If you bought this $1,180,000 property in each state / territory

NSW WATCH — STAMP DUTY ON A MEDIAN NSW PROPERTY IS OVER $47,000 — AND IT'S NOT TAX-DEDUCTIBLE IN THE YEAR YOU PAY IT. IT BECOMES PART OF YOUR CGT COST BASE DECADES LATER. • NSW WATCH — STAMP DUTY ON A MEDIAN NSW PROPERTY IS OVER $47,000 — AND IT'S NOT TAX-DEDUCTIBLE IN THE YEAR YOU PAY IT. IT BECOMES PART OF YOUR CGT COST BASE DECADES LATER. • NSW WATCH — STAMP DUTY ON A MEDIAN NSW PROPERTY IS OVER $47,000 — AND IT'S NOT TAX-DEDUCTIBLE IN THE YEAR YOU PAY IT. IT BECOMES PART OF YOUR CGT COST BASE DECADES LATER. • NSW WATCH — STAMP DUTY ON A MEDIAN NSW PROPERTY IS OVER $47,000 — AND IT'S NOT TAX-DEDUCTIBLE IN THE YEAR YOU PAY IT. IT BECOMES PART OF YOUR CGT COST BASE DECADES LATER. •

Who pays what

FHB

First home buyer

$0
Full exemption up to $800,000; partial up to $1,000,000. Buy for $1 above the full-exemption cap and the saving disappears on a sliding scale.
Investor

Resident investor

$47,955
Paid upfront at settlement, not tax-deductible in the year you pay it. It joins your CGT cost base and reduces the taxable gain when you eventually sell.
Non-resident

Foreign purchaser

$154,155
Adds a 9% foreign purchaser surcharge on top of standard duty — $106,200 extra on this price. Usually paid in cash at settlement.

What happens after you pay stamp duty

  1. Year 0

    Pay stamp duty at settlement

    Paid via PEXA to Revenue NSW. It is not deductible in your next tax return — but it becomes part of your CGT cost base.
  2. Years 1–40

    Depreciation reduces your taxable rental income

    For post-1987 buildings you can claim Div 43 capital works (2.5% p.a.) plus Div 40 plant & equipment. Most investors don't realise this is worth $5K–$15K/year in deductions.
    Div 43 in the glossary →
  3. Hold year 1+

    Land tax on your NSW investment

    NSW threshold for individuals is $1,075,000. Paid annually to Revenue NSW. Unlike stamp duty, land tax is deductible.
    Land tax in the glossary →
  4. On sale

    CGT on the gain

    The stamp duty you paid on purchase joins your cost base — reducing the capital gain, and thus the tax. Hold >12 months to claim the 50% CGT discount.
    CGT in the glossary →

Common questions

How is stamp duty calculated in New South Wales?
NSW uses progressive transfer-duty brackets administered by Revenue NSW. Each bracket applies a base amount plus a per-dollar rate on the amount over the bracket floor. Foreign purchasers pay an extra 9% surcharge on the full price.
How much stamp duty on a $1,180,000 property in NSW?
A resident investor pays approximately $47,955 in NSW. A foreign purchaser pays an additional 9% surcharge. First-home buyers may qualify for partial or full exemption depending on the price.
Is stamp duty tax-deductible?
No — not in the year you pay it. Stamp duty is a capital cost, not a revenue expense. For an investment property it becomes part of your CGT cost base and reduces the eventual capital gain when you sell. For a primary residence, it is simply not deductible at all.
Do first-home buyers pay stamp duty in NSW?
Not if the property costs less than $800,000 — FHB full exemption applies. Between $800,000 and $1,000,000 a partial concession applies. Above that, full duty.
When is stamp duty paid in NSW?
Transfer duty in NSW is generally payable at or before settlement, processed electronically via PEXA. Specific deadlines vary — Revenue NSW publishes the exact lodgement window, which is typically 3 months from contract date.
Can I include stamp duty in my loan?
Many lenders will capitalise stamp duty into the loan, but the loan-to-value ratio (LVR) impact is the same as borrowing for any deposit shortfall. Interest on the portion of the loan that funded stamp duty on an investment property is deductible. On your primary residence, it is not.
Sources

Keep going

Save this NSW calc → have Lodgey track it

Lodgey pulls your settlement statement, matches it to this stamp-duty figure, files it in your CGT cost base, and keeps it ready for the year you sell. Free to try.