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True cost of buying property in NSW: every cost at 5 price points

The deposit is just the beginning. When you buy property in NSW, a range of additional costs apply on top of the purchase price -- some paid to government, some to professionals, some to third-party services. This reference table shows every cost at five common Sydney and NSW price points: $600,000, $800,000, $1,000,000, $1,250,000, and $1,500,000. Every figure is sourced from Revenue NSW, PEXA, NSW Land Registry Services, or industry market data. Last updated 13 July 2026.

The complete cost table: 5 price points

The table below covers every standard out-of-pocket cost for a residential property buyer in NSW. Costs are shown for five purchase prices. Stamp duty is shown for a standard (non-FHB) buyer purchasing an established dwelling. See the first home buyer section for how the numbers change with exemptions applied.

Stamp duty calculated using the Revenue NSW published rate schedule (2026-27 rates, indexed to CPI 1 July each year). Conveyancing professional fees are market ranges for NSW; not regulated. PEXA fee approximately $134 per transaction per PEXA's published fee schedule. LRS lodgement fee approximately $186.50 per dealing per NSW LRS fee schedule. Inspection costs are Sydney market ranges. All figures are indicative only. Use the Revenue NSW calculator for your exact transfer duty figure. Last updated: 13 July 2026.

Stamp duty: the biggest variable

Transfer duty (commonly called stamp duty) is a NSW government tax on the purchase of property. It is calculated on a sliding scale based on the purchase price, and it is by far the largest variable cost for most NSW buyers. The duty is paid to Revenue NSW and must be paid within three months of settlement.

The rate brackets used in the table above are from Revenue NSW's 2026-27 schedule. Brackets are indexed to CPI (Consumer Price Index) on 1 July each year, so the figures shift slightly each financial year. Always use the Revenue NSW online calculator to get the exact figure for your transaction.

A minimum duty of $20 applies. Source: Revenue NSW transfer duty rate schedule (2026-27). Thresholds are indexed to CPI on 1 July each year. Rates shown are for standard buyers of residential property. Different rates apply for foreign purchasers (an additional 8% surcharge applies). Premium property tax (annual land tax instead of upfront duty) is available for properties over $1,000,000 in some circumstances -- see Revenue NSW for eligibility.

See our full stamp duty guide: Stamp duty NSW: rates, calculator, and first home buyer exemptions

Conveyancing professional fees

The professional fee is what your licensed conveyancer or solicitor charges for their time and expertise. In NSW, this fee is not regulated, so it is set by each practice. Fees for a standard residential purchase typically range from $800 to $1,500 for a licensed conveyancer, and $1,200 to $2,500 for a solicitor.

Professional fees for higher-value properties tend to be slightly higher, reflecting the greater complexity that often accompanies them (more search results to review, more complex mortgages, additional conditions). However, the professional fee is a modest fraction of the total cost on a $1,500,000 property compared to the $63,787 in stamp duty.

The professional fee covers: contract review, search orders, legal advice on contract conditions, exchange management, transfer document preparation, settlement attendance (electronically via PEXA), and liaison with your lender.

What the professional fee does not cover: disbursements (the searches paid to third parties), PEXA, LRS lodgement, building inspections, stamp duty, or title insurance. These are charged separately by most practices.

See the full fee comparison: Conveyancing fees NSW: what licensed conveyancers and solicitors charge

Searches and disbursements

Disbursements are the out-of-pocket costs your conveyancer pays on your behalf to third parties -- government bodies, councils, and utilities. They are typically charged at cost plus a small handling fee. Standard disbursements for a residential NSW purchase include:

• Title search: confirms the registered owner, any encumbrances, and whether any caveats or mortgages are registered against the title. Source: NSW Land Registry Services. Cost: approximately $25-$35.
• Section 10.7 planning certificate: issued by the local council confirming the zoning classification and any special planning overlays or restrictions on the property. A standard (2) certificate costs approximately $53; a full (5) certificate approximately $133. Source: relevant local council.
• Council rates certificate: confirms the current rates balance owed to the local council, used to calculate settlement adjustments. Cost: approximately $40-$60. Source: local council.
• Water and sewage arrears certificate: confirms the outstanding water rates balance. Cost: approximately $40-$60. Source: Sydney Water or relevant water authority.
• Drainage diagram: a plan showing the property's drainage connections. Usually attached by the vendor to the contract. Where not attached, obtained separately from Sydney Water or the relevant authority. Cost: approximately $25-$40.
• Additional searches: depending on the property, additional searches may be ordered (flood, bushfire, contaminated land, heritage). Cost varies.

Total disbursements for a standard residential purchase in NSW are typically $350 to $700.

PEXA platform fee and NSW LRS registration

Most residential property settlements in NSW now take place electronically on the PEXA (Property Exchange Australia) platform. PEXA charges a subscriber fee for each transaction, which is passed on to the buyer as a disbursement. The fee is approximately $134 per settlement as at 2025, per PEXA's published fee schedule.

NSW Land Registry Services charges a lodgement fee for registering the transfer of title document. The standard dealing lodgement fee is approximately $186.50 per document, per the NSW LRS fee schedule. If the buyer is also registering a new mortgage, a separate lodgement fee applies to the mortgage document.

These fees are fixed amounts, not scaled to the property value. They are a minor cost compared to stamp duty and conveyancing fees, but they appear in almost every transaction.

Building, pest, and strata inspections

Pre-purchase inspections are not a government charge -- they are third-party professional services that buyers arrange independently (though your conveyancer can refer you to firms). They are not legally required, but they are strongly recommended before exchanging contracts.

Building and pest inspection (houses)

A building inspection report is prepared by a licensed building inspector and assesses the structural condition of the property, noting any major defects, safety hazards, or signs of damage. A pest (termite) report is typically conducted at the same time, either as a combined service or as a separate inspection. Sydney market prices for a combined building and pest inspection range from approximately $450 to $650 for a standard house.

Strata inspection report (apartments and townhouses)

For strata properties (apartments, townhouses, and villas), a strata inspection report is recommended instead of a building inspection. A strata inspection examines the records of the owners corporation (body corporate) -- the minutes of meetings, financial accounts, insurance certificates, and any outstanding levies or planned works. It helps identify whether the strata scheme is financially healthy and whether any significant special levies are planned. Sydney market prices: approximately $250 to $400.

First home buyer: how the numbers change

NSW offers a transfer duty exemption for eligible first home buyers under the First Home Buyers Assistance Scheme (FHBAS). If you qualify, stamp duty is significantly reduced or eliminated entirely.

The FHBAS full exemption applies to established homes purchased for $800,000 or less. A concessional (partial) duty applies for established homes between $800,001 and $1,000,000. Thresholds are indexed and may be adjusted. Source: Revenue NSW FHBAS (effective 1 July 2023 thresholds); standard buyer duty at 2026-27 rates. Eligibility conditions apply: you must be an Australian citizen or permanent resident, be buying your first home in Australia, intend to occupy the property as your principal place of residence within 12 months of settlement, and reside there for at least 12 continuous months.

See our detailed first home buyer guide: First home buyer NSW: grants, stamp duty concessions, and the buying process

Know your numbers -- then speak to a conveyancer

The figures in this table give you a realistic budget for buying property in NSW. But every transaction is different. The property you are buying may have encumbrances, outstanding orders, or strata issues that affect both the process and the cost. The contract may have conditions that need negotiating. The settlement timeline may need to be structured around your finance.

Once you have a property in mind, a licensed conveyancer or solicitor can give you a precise breakdown of the costs and conditions specific to that property and contract -- usually after a review that takes a day or two.

Conveyancing Explained provides general information about property transactions in Australia. It is not legal advice and does not create a client relationship. For advice on your situation, engage a licensed conveyancer, settlement agent, or property solicitor in your state or territory.