About this calculator
Stamp duty is usually the second-largest cost of buying in New South Wales after the deposit itself. Revenue NSW charges it on a banded table that is indexed each financial year: on an $800,000 home the duty is $30,187, and on a $1.29 million home it passes $52,237, with a premium rate above $3.87 million. This calculator applies the FY2026-27 NSW table exactly, then layers your loan repayment, offset account and LMI on top.
First home buyers get the state's most generous settings. Under the First Home Buyers Assistance Scheme, homes up to $800,000 are fully exempt from duty, and the concession slides out between $800,000 and $1,000,000 — tick the first-home-buyer box and the duty line uses those rules. Vacant land has lower thresholds ($350,000 exempt, sliding to $450,000); this calculator prices homes, not land.
How to use it
- Enter the property price and your deposit — the difference, plus any LMI, is the loan amount.
- Add the interest rate and loan term (30 years is the Australian standard).
- If you will keep savings in an offset account, enter the average balance — you will see the interest it saves and how much sooner the loan ends.
- Tick "first home buyer" if it applies: the stamp duty below then uses your state's first-home concessions.
- Read the monthly repayment, the stamp duty and the real payoff time with your offset.
The formula
M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table.
Worked example
An $800,000 Sydney home with a $160,000 deposit leaves a $640,000 loan. At 6.00% over 30 years the repayment is $3,837 a month and NSW stamp duty is $30,187 — unless you are a first home buyer, in which case the duty is $0 at exactly this price. Keep $50,000 in an offset account and the loan ends in 25 years 7 months, saving about $204,666 in interest.
Frequently asked questions
How much is stamp duty on a $1 million home in NSW?
Using the FY2026-27 Revenue NSW table: $11,602 plus $4.50 per $100 over $387,000 gives $39,187 on a $1,000,000 home. A first home buyer at $1,000,000 gets no concession — the sliding scale finishes there — but at $900,000 a first buyer pays exactly half the full duty — about $17,344 instead of $34,687.
What are the NSW first-home-buyer stamp duty thresholds?
Full exemption for homes up to $800,000, then a concessional slide-out to $1,000,000. For vacant land the thresholds are $350,000 and $450,000. You must be an Australian citizen or permanent resident, 18 or over, buying your first home, and move in within 12 months and live there for at least 12 continuous months.
Is NSW stamp duty indexed?
Yes. NSW indexes its duty thresholds to the Sydney consumer price index each financial year, so the bands creep up slightly every July. The table in this calculator is the FY2026-27 version published by Revenue NSW; check the duty figure again if you are buying after June.
Can I avoid LMI in NSW with a guarantor?
Often, yes — a family guarantor can let you borrow with a smaller deposit without LMI, and some first-home schemes (like the federal 5% deposit scheme) waive LMI for eligible buyers. This calculator estimates LMI whenever your deposit is under 20%, so untick it mentally if you have a guarantor arrangement — set your deposit to 20% to see the no-LMI repayment.
What formula does this home loan calculator — new south wales calculator use?
M = P × r(1 + r)^n ÷ ((1 + r)^n − 1), interest charged on (balance − offset) M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.