How NSW stamp duty is worked out
NSW charges transfer duty (stamp duty) on the dutiable value of a property: the price you pay or its market value, whichever is higher. The rate rises in brackets, so each slice of the price is taxed at its own rate rather than the whole price at the top rate.
Two things make NSW different from most states. First, there's no separate owner-occupier rate, so unless you're a first home buyer, a home you live in pays the same duty as an investment property. Second, the brackets are indexed to inflation every 1 July, so the rates depend on the date you exchange contracts.
NSW transfer duty rates for 2026/27
These rates apply to contracts with a liability date from 1 July 2026 to 30 June 2027.
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 – $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 – $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 – $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
Stamp duty for first home buyers in NSW
The First Home Buyers Assistance Scheme removes or reduces transfer duty for eligible first home buyers. The same thresholds apply to new and existing homes.
| Property | No duty | Reduced duty | Full duty |
|---|---|---|---|
| New or existing home | Up to $800,000 | $800,001 – $999,999 | $1,000,000+ |
| Vacant land to build on | Up to $350,000 | $350,001 – $449,999 | $450,000+ |
In the reduced range, the duty rises evenly from $0 at the lower limit up to the full duty at the upper limit. At $900,000, halfway between $800,000 and $1,000,000, a first home buyer pays about half the full duty at $1,000,000.
Who can use the scheme
- You're buying as an individual aged 18 or over.
- At least one buyer is an Australian citizen or permanent resident.
- Neither you nor your spouse or partner has previously owned residential property in Australia.
- You move in within 12 months and live there for at least 6 continuous months.
Buying or building a brand-new home? You may also be eligible for the NSW First Home Owner Grant of $10,000, which has its own price caps. It's separate from stamp duty, so check the rules with Revenue NSW.
Premium property duty
For residential property, the part of the value above $3,870,000 pays premium duty of $7.00 per $100 instead of $5.50. Duty at the threshold is $194,137. The calculator applies this automatically.
Foreign buyers
Foreign persons buying residential-related property in NSW pay surcharge purchaser duty of 9% of the dutiable value, on top of normal transfer duty. On a $900,000 home that's an extra $81,000.
Worked examples
Family buying a $1,350,000 home at auction (Revenue NSW's own example). $52,237 plus $5.50 per $100 over $1,290,000. Stamp duty is $55,537.
First home buyer, $750,000 apartment. Under the $800,000 limit, so $0. Without the scheme the duty would be $27,937.
First home buyer, $900,000 house. Halfway through the reduced range, so they pay half of the $39,187 full duty at $1,000,000: $19,594, saving $15,093.
Investor buying a $650,000 unit. $11,602 plus $4.50 per $100 over $387,000. Stamp duty is $23,437.
Foreign buyer, $900,000 home. Transfer duty of $34,687 plus 9% surcharge of $81,000, for a total of $115,687.
Common questions
Is stamp duty the same as transfer duty in NSW?
Yes. Revenue NSW calls it transfer duty, but most people still say stamp duty. It's the same tax, paid by the buyer when property changes hands.
When do I have to pay stamp duty in NSW?
Transfer duty is generally due within 3 months of the liability date, which is usually the date contracts are exchanged. Your conveyancer or solicitor normally lodges and pays it for you. Off-the-plan buyers may be able to defer payment, so check the Revenue NSW rules for your situation.
Is there a lower rate for owner-occupiers in NSW?
No. Unlike Queensland or Victoria, NSW has no general owner-occupier discount. If you aren't eligible for the First Home Buyers Assistance Scheme, you pay the same general rates whether you live in the property or rent it out.
Do first home buyers pay stamp duty in NSW?
Not on a new or existing home valued at $800,000 or less, or on vacant land valued at $350,000 or less, if you're eligible for the First Home Buyers Assistance Scheme. Between $800,000 and $1,000,000 (or $350,000 and $450,000 for land) you pay a reduced amount that rises with the price.
Why do NSW stamp duty brackets change every year?
The thresholds are indexed to inflation (CPI) each financial year. The rates that apply depend on the date you exchange contracts, so a contract signed in June can pay slightly different duty to one signed in July.
What is premium property duty?
It's a higher rate of $7.00 per $100 that applies to the part of a residential property's value above the premium threshold. For contracts in the 2026/27 financial year the threshold is $3,870,000.
Does the calculator include the 9% foreign purchaser surcharge?
Yes. Tick the foreign person box and it adds surcharge purchaser duty of 9% of the property value, on top of normal transfer duty. Some exemptions exist, such as for certain Australian-based developers, so check with Revenue NSW.
Are registration and conveyancing fees included?
No. NSW Land Registry Services charges separate fees to register the transfer and any mortgage, and your conveyancer and lender charge their own fees.
Sources
- Revenue NSW: how to calculate transfer duty (2026/27 rates)
- Revenue NSW: First Home Buyers Assistance Scheme overview
- NSW Government: First Home Buyers Assistance Scheme
This calculator gives an estimate for general information. It assumes a residential property and doesn't cover every case, such as shared equity, land over 2 hectares or business use. For a binding figure, use Revenue NSW's calculators or ask your conveyancer.