Use the NSW stamp duty calculator to estimate transfer duty and the cash you need to buy. For contracts from 1 July 2026, standard duty on an $800,000 home is $30,187. An eligible first home buyer can pay $0 at that price.
Start with the property value, contract date and who is buying. I'd keep duty separate from your deposit so you know how much cash is left for the price, other buying costs and a reserve after settlement. For the wider buying process, start with our first home buyer guide.
How to use the NSW stamp duty calculator
Enter the purchase price, select NSW and follow the questions about your purchase. If the property's market value is higher than the price, use the higher amount. First home buyer status depends on eligibility, not just whether this is the first home in your own name.
Use the result to plan your buying costs. For vacant land above $350,000 and below $450,000, use Revenue NSW's first home buyer calculator: our calculator does not currently apply that partial concession. For an older contract, vacant land concession, mixed ownership, trust, option or foreign purchaser exemption, have your conveyancer confirm the assessment. Revenue NSW has separate standard duty and first home buyer calculators.
Stamp duty NSW: what is it?
Stamp duty, officially called transfer duty, is a NSW tax on buying or acquiring property. It can apply to your home, an investment, vacant land or commercial property. The amount generally depends on the higher of the purchase price and market value, rather than the loan amount.
The Duties Act 1997 sets the legal framework. A transfer between family members, through a trust or under an option can need a different assessment from an ordinary home purchase.
NSW stamp duty rates for 2026-27
Use the rates for the financial year in which you signed the contract, or the transfer date if there is no contract. The following schedule applies from 1 July 2026 to 30 June 2027. A higher bracket applies its rate to the amount above the threshold, not the whole price.
| Dutiable value | Standard transfer duty |
|---|---|
| Up to $18,000 | $1.25 per $100 or part, minimum $20 |
| $18,001 to $38,000 | $225 plus $1.50 per $100 or part over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 per $100 or part over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 per $100 or part over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 per $100 or part over $387,000 |
| Above $1,290,000 | $52,237 plus $5.50 per $100 or part over $1,290,000 |
For residential property above $3,870,000, premium duty is $194,137 plus $7 per $100 or part above $3,870,000. Mixed-use properties and residential land over 2 hectares need apportionment checks. See Revenue NSW's current rates.
How much is stamp duty on an $800k, $1 million or $1.5 million home?
For an ordinary residential purchase without a concession or foreign surcharge:
| Property value | Standard duty |
|---|---|
| $600,000 | $21,187 |
| $700,000 | $25,687 |
| $800,000 | $30,187 |
| $900,000 | $34,687 |
| $1,000,000 | $39,187 |
| $1,200,000 | $48,187 |
| $1,500,000 | $63,787 |
| $2,000,000 | $91,287 |
For example, duty at $900,000 is $11,602 plus 4.5% of the $513,000 above the $387,000 threshold: $34,687. The table excludes registration charges and other buying costs.
First Home Buyers Assistance Scheme
Eligible first home buyers can receive an exemption or a reduced duty bill. This applies to new and existing homes; the separate First Home Owner Grant has different rules. Our first home buyer grants guide explains how grants and schemes fit together.
| What you are buying | Full duty exemption | Reduced duty | No FHBAS concession |
|---|---|---|---|
| New or existing home | $800,000 or less | Above $800,000 and below $1,000,000 | $1,000,000 or more |
| Vacant land to build your home | $350,000 or less | Above $350,000 and below $450,000 | $450,000 or more |
These limits apply to the whole property's value. They are not increased by buying with another eligible person. Revenue NSW's scheme guidance covers the eligibility and application requirements.
Who is eligible?
You and your spouse or partner must generally never have owned or co-owned residential property in Australia or received this scheme's exemption or concession. At least one eligible first home buyer must be an Australian citizen or permanent resident. The usual rules require individual buyers aged 18 or over, buying the whole property; limited exceptions need Revenue NSW approval.
For a new or existing home, at least one eligible buyer must move in within 12 months of settlement and live there as their main residence for at least 12 continuous months. A qualifying permanent Australian Defence Force member may have an exemption from that residence requirement where all buyers are on the NSW electoral roll. Tell Revenue NSW promptly if your circumstances change.
Buying with a partner who has owned before
Putting the property in your name alone does not normally avoid your spouse or de facto partner's prior Australian residential ownership. Check both histories before treating the purchase as exempt.
As a hypothetical example, one partner has never owned a home and the other previously co-owned an Australian flat. Buying only in the first partner's name would not normally restore eligibility.
Buying with a parent, friend or other equity partner
Different rules can apply to an eligible buyer purchasing with a non-eligible equity partner who is not their spouse. The non-eligible buyers' combined share cannot exceed 50%. A special rule may preserve the full benefit where their combined interest is 5% or less; larger interests can attract proportional duty.
Have the ownership shares checked before signing. It is not correct to say every buyer automatically gets a concession on their own share. See Revenue NSW's equity partner guidance.
How much will I save with the NSW stamp duty exemption?
An eligible buyer at $800,000 saves the full $30,187 standard duty under the 2026-27 schedule. Above that price, the saving falls as the property approaches $1 million. These examples assume eligible buyers acquire the whole home, with no foreign surcharge or special ownership arrangement.
| Home value | Standard duty | Eligible first home buyer duty | Saving |
|---|---|---|---|
| $700,000 | $25,687 | $0 | $25,687 |
| $750,000 | $27,937 | $0 | $27,937 |
| $800,000 | $30,187 | $0 | $30,187 |
| $850,000 | $32,437 | $9,797 | $22,640 |
| $900,000 | $34,687 | $19,594 | $15,093 |
| $950,000 | $36,937 | $29,390 | $7,547 |
| $990,000 | $38,737 | $37,228 | $1,509 |
| $1,000,000 | $39,187 | $39,187 | $0 |
Duty in this table is rounded to whole dollars; savings are the difference between the displayed duty amounts. Check your exact amount using the official FHBAS calculator, particularly near a threshold. A $50,000 price increase from $800,000 to $850,000 adds about $9,797 in duty for an eligible buyer, as well as the higher price. Allow for both when comparing homes.
Does the 5% Deposit Scheme also remove stamp duty?
No. The Australian Government 5% Deposit Scheme can help eligible buyers avoid Lenders Mortgage Insurance (LMI), but it does not waive NSW transfer duty. It has no income caps or annual place limit, but buyer eligibility, property price caps and approval through a participating lender still apply. Check it separately from FHBAS; qualifying for one does not establish eligibility for the other.
For the loan side, our NAB home loan review and CommBank home loan review explain deposit options and application requirements to compare. The lender you choose does not change Revenue NSW's duty rules.
For instance, a home priced at $1 million attracts standard NSW duty even if you qualify for a federal guarantee. Add that cost to your deposit budget before making an offer.
When and how do you pay NSW stamp duty?
Ordinarily, you must pay by settlement or within 3 months of signing the contract, whichever comes first. Your solicitor or conveyancer usually arranges payment as part of the transaction. If settlement is later than the duty deadline, the duty still needs to be paid on time.
Revenue NSW accepts BPAY or electronic funds transfer for direct payments. Use the reference on your Notice of Assessment and verify payment instructions with your conveyancer. Late payment can attract daily interest and penalties. See Revenue NSW's payment guidance.
Can you defer duty when buying off the plan?
Eligible owner occupiers may receive an additional 12 months to pay. With that deferral, payment is due at the earliest of 15 months after signing, completion and settlement, or assignment of any part of the contract.
Citizenship or residence rules apply to every purchaser. The contract must meet the off-the-plan requirements, and the deferral is not generally available for an investment, trust or company purchase. Vacant land alone does not automatically qualify. Check the off-the-plan rules before relying on extra time.
Foreign buyers, trusts and other special purchases
A foreign person acquiring NSW residential-related property generally pays an additional 9% surcharge purchaser duty unless an exemption applies. On a $950,000 home, that is $85,500 on top of $36,937 standard duty, giving $122,437 before other costs if the whole purchase is subject to the surcharge.
Permanent residence or New Zealand citizenship alone does not settle every surcharge question. Visa status, physical presence, ownership share and applicable exemptions can matter. An exemption from ordinary transfer duty does not necessarily remove the surcharge. See Revenue NSW's foreign purchaser guidance.
Can a family trust trigger extra duty?
A discretionary trust can be treated as foreign if its deed allows foreign people to benefit, even when the people running it live in Australia. Before buying, ask your solicitor to check the deed and the rules for excluding foreign beneficiaries. The extra charge is surcharge purchaser duty.
Do not assume every family trust pays the surcharge or that distributing only to Australians removes it. Revenue NSW explains the trust rules.
Options, family transfers and deceased estates
Transferring an option to buy, nominating a different buyer or changing who benefits from the property can create a duty bill before the final transfer. Ask your solicitor to review the arrangement before changing the paperwork. See Revenue NSW's option guidance.
Some deceased-estate, relationship-breakdown and qualifying spouse transfers receive special treatment. A transfer between relatives is not automatically exempt, and market value may still be relevant. Get the particular exemption confirmed before relying on it.
Common pitfalls when budgeting for NSW stamp duty
I'd check the duty estimate against the contract date, both partners' property histories and the final ownership structure. Those details can change the cash required even when the purchase price stays the same.
Also allow for conveyancing, inspections, transfer and mortgage registration, settlement adjustments and any LMI. These are separate from duty. Use our deposit calculator, LMI calculator and guide to how much home you can afford to check the full budget.
Don't assume the bank will simply add duty to the loan. Any extra borrowing still needs approval and enough security. If you pay buying costs from savings, less is available for the deposit. Check our home loan pre-approval guide before relying on a borrowing limit.
NSW stamp duty FAQs
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no transfer duty on a home valued at $800,000 or less. A concession applies above $800,000 and below $1 million. At exactly $1 million, standard duty applies. Vacant land has lower limits.
How much is stamp duty on a $1 million house in NSW?
Standard duty is $39,187 for a contract in 2026-27, excluding surcharge purchaser duty and other costs. The First Home Buyers Assistance Scheme concession is not available at exactly $1 million.
How can I legally avoid stamp duty in NSW?
Check whether an exemption applies to your actual purchase, such as FHBAS. Certain estate, relationship-breakdown and qualifying spouse transfers also have specific relief. Changing whose name is on the contract does not automatically create eligibility.
Is stamp duty different for an investment property?
An ordinary investment purchase uses the same general transfer duty schedule, but first home owner-occupation concessions generally do not apply. Foreign surcharges or other special rules may still affect the amount.
Do pensioners get a NSW stamp duty exemption?
There is no general NSW transfer duty exemption simply for being a pensioner. A pensioner may qualify under another applicable exemption, including FHBAS if all its requirements are met.
Can I pay NSW stamp duty in instalments?
Do not budget on instalments unless Revenue NSW has agreed to an arrangement. The normal due date still applies. Contact Revenue NSW before the deadline if you cannot pay.
Can I choose annual property tax instead of stamp duty?
The former First Home Buyer Choice scheme closed to new entrants in 2023. A new purchaser cannot generally choose annual property tax instead of duty. Existing participants have separate ongoing rules.
Why do two stamp duty calculators give different results?
Check the contract year, first home buyer eligibility, property type, foreign purchaser setting and whether the result includes registration or other fees. Special ownership arrangements may also need an individual assessment. Use Revenue NSW's assessment for the final amount.
Check your NSW buying budget
Send us your expected price, deposit and whether either buyer has owned residential property before. We'll help work through the loan, deposit and likely buying costs, with your conveyancer confirming the duty and legal eligibility.
Call 1300 088 065 or use the free assessment button to discuss your home loan options.
How this guide was checked
Written by Jayden Vecchio. Rates, thresholds and public guidance checked on 12 September 2026. Worked examples use the 2026-27 schedule and the Revenue NSW calculators.
Sources
- Revenue NSW: standard transfer duty calculator
- Revenue NSW: first home buyer duty calculator
- NSW legislation: Duties Act 1997
- Revenue NSW: current transfer duty and premium rates
- Revenue NSW: First Home Buyers Assistance Scheme
- Revenue NSW: shared equity and equity partner rules
- Revenue NSW: how and when to pay duty
- Revenue NSW: off-the-plan payment deferral
- Revenue NSW: surcharge purchaser duty
- Revenue NSW: trusts and foreign beneficiaries
- Revenue NSW: property options
- Revenue NSW: former First Home Buyer Choice scheme
- Australian Government: 5% Deposit Scheme eligibility
General information only. Your solicitor or conveyancer should confirm the duty and eligibility for your transaction.