Stamp Duty NSW — Rates, Calculator and Concessions (2026)
New South Wales calls stamp duty “transfer duty.” It is one of the largest upfront costs of buying a home in NSW — approximately $31,490 on an $800,000 purchase at the standard rate. NSW provides a significant first home buyer exemption, saving buyers up to $31,490 on purchases up to $800,000.
NSW Transfer Duty Rates (2026)
| Property Value | Transfer Duty Calculation |
|---|---|
| Up to $16,000 | $1.25 per $100 |
| $16,001–$35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001–$93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001–$351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001–$1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| Over $1,168,000 | $47,295 + $5.50 per $100 over $1,168,000 |
Rates apply to residential property. A premium duty rate applies to residential land over $4,488,000. Verify with Revenue NSW for current rates.
NSW Stamp Duty at Key Price Points
| Purchase Price | Transfer Duty (Standard) |
|---|---|
| $400,000 | ~$13,490 |
| $500,000 | ~$17,490 |
| $600,000 | ~$22,490 |
| $700,000 | ~$26,990 |
| $800,000 | ~$31,490 |
| $900,000 | ~$35,990 |
| $1,000,000 | ~$40,490 |
| $1,200,000 | ~$49,490 |
| $1,500,000 | ~$67,990 |
| $2,000,000 | ~$95,490 |
How to Calculate NSW Transfer Duty — Worked Example
Purchase price: $850,000
Step 1: Identify the correct bracket: $351,001–$1,168,000 Step 2: Calculate: $10,530 + 4.50% × ($850,000 − $351,000) = $10,530 + 4.50% × $499,000 = $10,530 + $22,455 = $32,985
Always verify at revenue.nsw.gov.au — the official Revenue NSW calculator.
NSW First Home Buyer Transfer Duty Concessions
NSW provides one of the most valuable first home buyer stamp duty concessions in Australia.
Full exemption: Zero transfer duty on purchases up to $800,000 (new and established homes).
Partial concession: Sliding-scale reduction for purchases between $800,001 and $1,000,000.
| Purchase Price | First Home Buyer Duty | Standard Duty | FHB Saving |
|---|---|---|---|
| $600,000 | $0 | $22,490 | $22,490 |
| $700,000 | $0 | $26,990 | $26,990 |
| $800,000 | $0 | $31,490 | $31,490 |
| $850,000 | ~$5,250 | ~$32,985 | ~$27,735 |
| $900,000 | ~$11,250 | ~$35,990 | ~$24,740 |
| $950,000 | ~$16,875 | ~$38,240 | ~$21,365 |
| $1,000,000 | ~$22,490 | ~$40,490 | ~$18,000 |
Above $1,000,000: Full standard duty applies — no first home buyer concession.
Eligibility conditions:
- Must be an Australian citizen or permanent resident
- Never previously owned residential property in Australia (or had a relevant interest)
- Must intend to move in within 12 months and live in the property for at least 12 continuous months
- Applies to both new and established homes — no restriction to new builds for the stamp duty concession
NSW First Home Buyer Choice — Annual Property Tax Option
NSW introduced the First Home Buyer Choice (now called First Home Buyer Assistance Scheme) — an option allowing eligible first home buyers to elect to pay an annual property tax instead of upfront transfer duty on purchases up to $1,500,000.
Annual property tax (indicative rates):
- Owner-occupier: $400 + 0.3% of land value per year
- Investment: $1,500 + 1.1% of land value per year
When annual tax is better: If you expect to hold the property for fewer than ~7–10 years, the accumulated annual tax may be less than the upfront stamp duty. Over 20–30 years, stamp duty is typically lower.
Check with Revenue NSW for current status and whether this scheme is available at time of purchase — policy is reviewed periodically.
Foreign Purchaser Surcharge — NSW
Foreign citizens and certain foreign-controlled entities purchasing residential property in NSW pay an additional surcharge:
- Additional duty: 8% of the purchase price (in addition to standard transfer duty)
- This applies to all NSW residential purchases by foreign persons — not just investment properties
- Permanent residents are not subject to the surcharge
Example: A foreign purchaser buying a $700,000 property pays standard duty ~$26,990 PLUS 8% surcharge = $56,000 PLUS ~$26,990 = ~$82,990 total.
When Is NSW Transfer Duty Due?
- Private treaty: Duty must be paid within 3 months of the date of the contract
- At auction: Duty must be paid within 3 months of the date of the contract (auction conditions)
- Off-the-plan: Duty may be deferred until completion — up to 15 months from the date of the contract
- Electronic settlement: Duty is typically paid at settlement via PEXA
How to Claim the First Home Buyer Concession
- Your solicitor or conveyancer prepares the transfer documents and lodges the duty payment with Revenue NSW via eDuties or the Land Registry
- The first home buyer declaration is included in the transfer documents — you declare you are a first home buyer
- Revenue NSW applies the concession automatically based on the declaration
- Revenue NSW may audit declarations — penalties apply for false declarations
NSW Stamp Duty on Other Property Types
| Property Type | Duty Rate |
|---|---|
| Residential land (vacant) | Standard transfer duty rates |
| Commercial property | Standard duty (higher duty rate for dutiable business assets) |
| Off-the-plan residential | Full duty on contract value; off-the-plan reduction may reduce contract price used |
Frequently Asked Questions
What is the stamp duty on a $800,000 home in NSW? For a standard (non-FHB) buyer, approximately $31,490. For a first home buyer, zero — the full exemption applies up to $800,000.
Does stamp duty apply to new builds in NSW? Yes — transfer duty applies to new builds as well as established homes. The first home buyer exemption applies to both new and established homes (unlike the FHOG, which is restricted to new builds).
Can I roll stamp duty into my mortgage? In most cases, no. Stamp duty is a separate cost that must be funded from savings, not capitalised into the home loan. Ensure your savings target includes stamp duty (unless you are eligible for the FHB exemption).
When was NSW stamp duty last changed? NSW adjusts transfer duty thresholds periodically. Verify current rates at revenue.nsw.gov.au before purchasing.
Related Guides
- Stamp Duty Calculator Australia
- Stamp Duty Australia — All States
- First Home Buyer Guide NSW
- How to Reduce Stamp Duty
- Stamp Duty Hub
This article provides general information about NSW transfer duty. Rates, thresholds and concession conditions are set by the NSW government and change regularly. Always verify with Revenue NSW (revenue.nsw.gov.au) or your solicitor before purchasing. For advice tailored to your situation, speak with a licensed mortgage broker or financial adviser. Find one through MoneySmart.