Stamp Duty on a $1.2 million Home in New South Wales
At $1.2 million, the stamp duty bill in New South Wales is $49,055 for a standard buyer. Here's the full breakdown, the first home buyer scenario, what it costs in other states, and what your monthly repayments would look like.
Want to change the price or buyer type? Use the full Stamp Duty Calculator — covers all states, all buyer types, and updates instantly.
A broker can help you budget for the $49,055 stamp duty plus deposit, LMI and ongoing repayments — and find a loan that fits.
What this would cost in other states
Same $1.2 million purchase price, different state revenue offices. Standard buyer.
Stamp duty varies by tens of thousands of dollars between states for the same price. It's one of the largest upfront costs in any property purchase.
Mortgage repayments at $1.2 million
If you put down a 20% deposit ($240,000) and borrow the remaining $960,000 at 6.2% over 30 years:
Deposit and stamp duty together is the real upfront cost. Use the mortgage calculator to model different rates and terms, or Can I Afford to Buy? to see if you can make the jump from renting.
How stamp duty is calculated in New South Wales
NSW stamp duty (officially 'transfer duty') is calculated on a sliding scale that gets steeper as the price climbs. Properties under $93,000 are taxed at 1.75% or less; above $1.168M the marginal rate jumps to 5.5%. NSW collected over $9 billion in stamp duty in 2022–23, making it one of the largest single sources of state revenue in Australia.
First home buyers in New South Wales: exempt under $800k, tapered concession to $1M. The savings can be significant — sometimes the difference between affording a home and not.
The figures above use the New South Wales NSW Revenue Office schedule. Rates are reviewed periodically — always confirm the latest figures with the official state revenue office before making an offer.
- Pay it upfront: Stamp duty is due within 30–90 days of settlement depending on the state. Most buyers pay it from their deposit savings, so factor it into your "money to put aside" number — not just your loan.
- It's not borrowable: Banks generally won't lend you money to pay stamp duty. You need it in cash on top of your deposit.
- It changes with price: Even a $50,000 increase in purchase price can push you into a higher bracket, especially in NSW and VIC.