Question 1

How much is stamp duty on a $2M property in New South Wales?

Accepted Answer

For an owner-occupier buying an existing $2M home in New South Wales, stamp duty is $92,012 based on 2025-26 rates. That's an effective rate of 4.60%, meaning you pay 4.60% of the property value in duty. Investors pay the same amount.

Question 2

Do first home buyers get a stamp duty concession on a $2M property in NSW?

Accepted Answer

At $2M, first home buyers in New South Wales do not receive a stamp duty concession — the property value exceeds the FHB threshold. The full $92,012 applies. However, you may still be eligible for the $10,000 First Home Owner Grant on eligible new homes.

Question 3

How much extra do foreign buyers pay on a $2M property in NSW?

Accepted Answer

Foreign buyers pay an additional 9% surcharge in New South Wales. On a $2M property, that's $180,000 on top of the standard $92,012 duty, bringing the total to $272,012. The effective rate for foreign buyers is 13.60% — roughly 3.0x the standard rate.

Question 4

Is NSW stamp duty on $2M higher or lower than other states?

Accepted Answer

For a $2M owner-occupied property, NSW charges $92,012. The cheapest state at this price point is TAS at $85,185 — $6,827 less than NSW. Use our comparison tool to see a full side-by-side breakdown across all 8 states and territories.

Question 5

How is stamp duty calculated on a $2M property in NSW?

Accepted Answer

New South Wales uses a progressive bracket system with 6 brackets. Your $2M property value is split across the brackets, and each portion is taxed at an increasing rate. The total $92,012 is the sum of duty from all brackets. This is similar to how income tax works — you don't pay the top rate on the entire amount, only on the portion within each bracket.

Question 6

How can I reduce stamp duty on a $2M property in NSW?

Accepted Answer

At $2M in New South Wales, you may be able to reduce your $92,012 stamp duty bill by: buy off-the-plan to potentially reduce the dutiable value; negotiate a lower purchase price (duty is based on the sale price). Some of these strategies can save tens of thousands of dollars — check your eligibility using the calculator above.

Question 7

When do I pay the $92,012 stamp duty in NSW?

Accepted Answer

In New South Wales, stamp duty on your $2M property is due within 3 months of the contract date. Your conveyancer or solicitor will typically include it in the settlement statement and handle the payment to the state revenue office on your behalf. Make sure to budget for this cost on top of your deposit.

Price	Standard Duty	FHB Duty	Effective Rate
$1,800,000	$81,012	$81,012	4.50%
$1,900,000	$86,512	$86,512	4.55%
$2,100,000	$97,512	$97,512	4.64%
$2,200,000	$103,012	$103,012	4.68%
$2,500,000	$119,512	$119,512	4.78%

State	Duty on $2M	Effective Rate
TAS	$85,185	4.26%
QLD	$88,350	4.42%
ACT	$90,800	4.54%
NSW (this state)	$92,012	4.60%
WA	$94,116	4.71%
NT	$99,000	4.95%
SA	$103,830	5.19%
VIC	$110,000	5.50%

Stamp Duty on $2,000,000 in NSW

Stamp Duty Scenarios at $2M in NSW

Owner-Occupier

Investor

First Home Buyer

Foreign Buyer

Stamp Duty at Nearby Prices in NSW

$2M Property — All States Compared

What Changes the Result?

Property Type

Buyer Intent

First Home Buyer Status

Foreign Buyer Status

Stamp Duty FAQs — $2M in NSW

Related NSW Pages