Stamp Duty on $1,000,000 in New South Wales (2025-26)
Stamp duty on a $1,000,000 property in New South Wales is estimated at $39,412. Including transfer and mortgage registration fees, upfront government costs are about $39,720. This page breaks down each amount and shows concession scenarios.
Stamp duty in New South Wales
New South Wales uses a progressive bracket system for transfer duty. NSW has the highest median property prices in Australia, so stamp duty bills tend to be significant. First Home Buyer Assistance Scheme provides exemptions on homes up to $800,000 and concessions between $800,000 and $1,000,000. NSW also offers a choice between upfront stamp duty and an annual property tax for first home buyers.
Cost Breakdown
| Purchase price | $1,000,000 |
| Stamp duty (NSW) | $39,412.00 |
| Transfer registration fee | $154.00 |
| Mortgage registration fee | $154.00 |
| Total upfront government costs | $39,720.00 |
| Effective stamp duty rate | 3.94% |
First Home Buyer Concession
| Standard stamp duty | $39,412.00 |
| First home buyer duty | $39,412.00 |
| FHB saving | $0.00 |
Use our NSW First Home Buyer Calculator to check eligibility and get a detailed breakdown.
Compare Nearby Prices in NSW
| Price | Stamp Duty | Effective Rate |
|---|---|---|
| $900,000 | $34,912.00 | 3.88% |
| $1,000,000 | $39,412.00 | 3.94% |
| $1,100,000 | $43,912.00 | 3.99% |
Compare $1,000,000 Across States
Buying in this price range
Between $800,000 and $1.3 million, stamp duty becomes a major transaction cost — typically $30,000 to $60,000 depending on the state. First home buyer concessions are largely exhausted at this level (except NSW, which extends to $1 million). The NSW premium property surcharge starts at $1 million for certain foreign buyers. At this price, the choice of state has a significant financial impact: duty on a $1 million property ranges from about $18,000 in the ACT to $40,000 in NSW.
State comparison matters more
On a $1 million property, stamp duty ranges from approximately $18,000 (ACT, with ongoing higher rates) to $40,000 (NSW). If you are choosing between locations near a state border (e.g., Canberra vs Queanbeyan, Gold Coast vs Tweed Heads), the stamp duty difference can be significant.
Budget for total transaction costs
Stamp duty is the largest government cost, but add conveyancing ($1,500-$3,000), building and pest inspection ($500-$800), and loan establishment fees. On a $1 million purchase, total transaction costs including stamp duty can reach $50,000-$70,000.
Foreign buyer surcharges escalate
At $1 million, foreign buyer surcharges in NSW (8%), VIC (8%), and QLD (7%) add $70,000-$80,000 on top of standard duty. This makes the total duty for a foreign buyer over $100,000 in most eastern states.
Typical buyers: Established professionals upgrading, families in inner suburbs, investors purchasing houses, and interstate movers comparing markets.
Frequently Asked Questions
How much is stamp duty on a $1,000,000 property in NSW?
Stamp duty on a $1,000,000 property in New South Wales is $39,412. This represents an effective stamp duty rate of 3.94% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $39,720.
What are the total upfront costs on a $1M property in NSW?
For a $1,000,000 property in New South Wales, total upfront government costs are approximately $39,720. This includes stamp duty of $39,412, a transfer registration fee of $154, and a mortgage registration fee of $154.
Do first home buyers get a discount on $1M in NSW?
At $1,000,000, first home buyer concessions in New South Wales do not reduce the stamp duty amount. The concession thresholds are below this price point. Standard stamp duty of $39,412 applies.
How is stamp duty calculated in NSW?
New South Wales uses a progressive bracket system for stamp duty. The rate increases as the property value rises, similar to income tax brackets. Only the portion of the price within each bracket is taxed at that bracket's rate. Use our interactive NSW Stamp Duty Calculator for a detailed breakdown.
Need a detailed calculation?
Our interactive NSW Stamp Duty Calculator lets you enter any property value and see a full breakdown of duty, fees, and concessions.
First home buyer? Check your eligibility with the NSW First Home Buyer Calculator.