An online duty result is useful only when its inputs match the transaction. Before putting the number into your buying budget, identify the applicable contract date, dutiable value, residential use and any eligibility conditions. This guide explains the calculator rather than deciding those conditions for you.
Start with dutiable value and the right rate year
Revenue NSW says dutiable value is the higher of consideration and market value. In an ordinary arm’s-length sale these may match. A family transfer, fractional interest or another special transaction can require valuation evidence. The purchase price input should not be used to override the correct dutiable value.
The rate year generally follows the contract date, or transfer date where there is no contract. Baxau currently uses the 2026–27 schedule. Historical transactions and future contracts need the schedule applicable to them, not whichever rates happen to be displayed today.
Three worked examples
| Illustrative dutiable value | Calculation under the 2026–27 schedule | Duty before concessions or surcharge |
|---|---|---|
| $1,000,000 | $11,602 + ($1,000,000 − $387,000) × 4.5% | $39,187 |
| $1,350,000 | $52,237 + ($1,350,000 − $1,290,000) × 5.5% | $55,537 |
| $4,000,000 residential premium case | $194,137 + ($4,000,000 − $3,870,000) × 7% | $203,237 |
The $1,350,000 and $4,000,000 results also appear in Revenue NSW’s published examples. Premium treatment has special rules for mixed use and large land areas. These simple examples do not resolve those cases.
First-home assistance changes the calculation
For eligible new or existing homes, the First Home Buyers Assistance Scheme provides an exemption up to $800,000 and a concession above $800,000 and below $1,000,000. Price is only one eligibility condition. Vacant land has different thresholds and is not handled by Baxau’s home calculator.
For a $900,000 eligible existing home, no shared-equity arrangement and an execution date of 2 October 2026, the official assistance calculator returned duty of $19,593.50 and savings of $15,093.50 when checked. Baxau’s concession result uses this verified case. A checkbox cannot determine whether you or a joint buyer qualify.
Keep surcharge and other costs separate
Revenue NSW states a current foreign-purchaser surcharge rate of 9% for relevant residential acquisitions. Whether it applies, to which interest and with what exemptions requires separate confirmation. Baxau’s surcharge switch assumes the whole entered value is subject to surcharge; it is not a mixed-ownership assessment.
The transfer-duty estimate is separate from your deposit, inspections, conveyancing and other transaction costs. Add those to your own upfront cash calculation. Obtain the actual payable assessment and payment instructions through Revenue NSW and your legal representative.
Before relying on a result
- Confirm the contract date and applicable schedule.
- Confirm dutiable value rather than assuming the advertised price is the tax base.
- Check first-home eligibility for the actual purchasers and transaction.
- Check surcharge status and ownership shares.
- Ask your conveyancer about exceptions, final assessment and timing.