8.8%
Australia
NSW investment property calculator — stamp duty, land tax and after-tax return
New South Wales: stamp duty on the way in, land tax every year. Calculated from the official rates, not guessed.
Buying an investment property in New South Wales costs more than the price: stamp duty on the way in and, in most states, land tax every year you own it. This calculator applies the New South Wales rates for investors automatically, then follows the property through rent, costs, the mortgage and income tax — including the negative gearing changes from 1 July 2027 — to an after-tax return.
Year 1 costs you $5,486 after tax
After-tax IRR over 10 years including the sale: 8.8%. Cash you put in: $180,437 (stamp duty $27,937 included).
$3,562/month
4.66%
-6.1%
$0
$524,851
| Year | Rent collected | Interest | Principal | Tax | Cash after tax | Equity |
|---|---|---|---|---|---|---|
| 1 2026–27 | $32,786 | $36,000 | $0 | -$5,523 | -$5,486 | $187,500 |
| 2 2027–28 | $33,770 | $36,000 | $0 | $0 | -$10,259 | $226,875 |
| 3 2028–29 | $34,783 | $36,000 | $0 | $0 | -$9,487 | $268,219 |
| 4 2029–30 | $35,826 | $36,000 | $0 | $0 | -$8,692 | $311,630 |
| 5 2030–31 | $36,901 | $36,000 | $0 | $0 | -$7,872 | $357,211 |
| 6 2031–32 | $38,008 | $36,000 | $0 | $0 | -$7,029 | $405,072 |
| 7 2032–33 | $39,148 | $36,000 | $0 | $0 | -$6,159 | $455,325 |
| 8 2033–34 | $40,323 | $36,000 | $0 | $0 | -$5,264 | $508,092 |
| 9 2034–35 | $41,532 | $36,000 | $0 | $0 | -$4,342 | $563,496 |
| 10 2035–36 | $42,778 | $36,000 | $0 | $0 | -$3,392 | $621,671 |
4 assumptions in these figures
- Assumption: NSW land tax rates and thresholds are held at today's levels in later years, while land value grows with the price.
- Assumption: No rules are published yet for 2028-29 to 2035-36; the 2027-28 rules and thresholds are held constant.
- Not yet settled: “New residential dwelling” depends on a ministerial instrument not yet made (Treasury Tranche 2). New-build results assume the property will qualify.
- Announced: The 14% rate for 2027-28 is legislated but the ATO rates page only lists years to 2026-27.
Worked example
A $750,000 property in New South Wales with $400,000 of land value. Stamp duty at the general rates is $27,937 (3.72% of the price), which with a $150,000 deposit and $2,500 of other costs makes $180,437 of your own money.
Land tax in the first year is nil — the land is below the threshold; it is recalculated each year as the land value grows. After all running costs, interest at 6% and tax, year-one cash flow is -$5,486, and the after-tax IRR over 10 years is 8.8%.
New South Wales stamp duty for investors
Thresholds and rates for transfer duty are CPI-indexed each 1 July; the table is for contracts in 2026/2027. A higher premium rate applies above $3,870,000 for residential property.
| Dutiable value | Amount |
|---|---|
| $0 – $18,000 | 1.25% |
| $18,000 – $38,000 | $225 + 1.5% over $18,000 |
| $38,000 – $103,000 | $525 + 1.75% over $38,000 |
| $103,000 – $387,000 | $1,662 + 3.5% over $103,000 |
| $387,000 – $1,290,000 | $11,602 + 4.5% over $387,000 |
| $1,290,000 – $3,870,000 | $52,237 + 5.5% over $1,290,000 |
| Over $3,870,000 | $194,137 + 7% over $3,870,000 |
What that means at common prices:
| Price | Stamp duty | Share of price |
|---|---|---|
| $500,000 | $16,687 | 3.34% |
| $750,000 | $27,937 | 3.72% |
| $1,000,000 | $39,187 | 3.92% |
| $1,500,000 | $63,787 | 4.25% |
Source: Revenue NSW: How to calculate transfer duty (2026/2027 rates).
New South Wales land tax
Land tax thresholds are frozen at $1,075,000 (general) and $6,571,000 (premium) from the 2025 land tax year, and Revenue NSW taxes the average of your last three land values.
| Taxable land value | Amount |
|---|---|
| $0 – $1,075,000 | Nil |
| $1,075,000 – $6,571,000 | $100 + 1.6% over $1,075,000 |
| Over $6,571,000 | $88,036 + 2% over $6,571,000 |
Land tax a year if this is the only taxable land you own:
| Land value | Land tax a year |
|---|---|
| $300,000 | $0 |
| $600,000 | $0 |
| $900,000 | $0 |
| $1,500,000 | $6,900 |
How the states compare
The same purchase in each state or territory, using each jurisdiction's general investor rates:
| State | Duty on $750,000 | Land tax on $500,000 of land |
|---|---|---|
| New South Wales | $27,937 | $0 |
| Victoria | $40,070 | $1,950 |
| Queensland | $26,775 | $0 |
| Western Australia | $29,741 | $780 |
| South Australia | $35,080 | $0 |
| Tasmania | $28,935 | $1,737 |
| Australian Capital Territory | $22,200 | $6,178 |
| Northern Territory | $37,125 | $0 |
Land tax depends on land value, not the price, and on your other holdings in the same state. Apartments usually carry far less land value than houses.
What this page does not include
- First-home, off-the-plan, pensioner and other concessions (they rarely apply to an investment purchase).
- Foreign purchaser duty and land tax surcharges.
- Land held in trusts or companies, which have different land tax scales.
- Council rates, strata and insurance — add them to running costs.
Questions landlords ask
How much is stamp duty on a $750,000 investment property in New South Wales?
$27,937 at the general rates shown above, before any concession or surcharge.
Is land tax deductible?
Yes, for a rental property land tax is a deductible running cost. The calculator includes it in costs, so it reduces taxable rent (and any quarantined loss).
Is stamp duty deductible?
No. It is part of the property's cost base for capital gains tax, which reduces the taxable gain when you sell.
Why is my land value not the price I paid?
Land tax uses the Valuer-General's land (or site) value, which excludes the building. Check your latest land tax or council rates notice.
Tax rules: AU registry v1.0.0, last reviewed 2026-09-30. Figures in the text use the default inputs above. Sources and method.