How much is stamp duty in NSW?
NSW stamp duty (officially transfer duty) is charged on a sliding scale based on the dutiable value of the property, which is the higher of the price you pay and its market value. For 2026/27, duty on an $800,000 home is $30,187 and on a $1,200,000 home is $48,187 for buyers who do not qualify for a concession.
Thresholds are indexed to CPI every 1 July. The rate year that applies is set by your contract date, not your settlement date.
| Dutiable value | Duty payable |
|---|---|
| $0 to $18,000 | $1.25 per $100 (minimum $20) |
| $18,001 to $38,000 | $225 + $1.50 per $100 over $18,000 |
| $38,001 to $103,000 | $525 + $1.75 per $100 over $38,000 |
| $103,001 to $387,000 | $1,662 + $3.50 per $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Residential over $3,870,000 (premium) | $194,137 + $7.00 per $100 over $3,870,000 |
Stamp duty for first home buyers in NSW
Under the First Home Buyers Assistance Scheme, eligible first home buyers pay no transfer duty on a new or existing home valued at $800,000 or less, and reduced duty on homes valued above $800,000 and below $1,000,000. For vacant land, the exemption applies up to $350,000 and the concession below $450,000.
In the concession range, duty rises steadily from $0 at $800,000 to full duty at $1,000,000. The formula in the Duties Act 1997 (s 78A) is: duty = N − ((1,000,000 − V) ÷ 200,000 × D), where N is normal duty on the price, V is the price and D is normal duty on $800,000.
To qualify you generally need to be over 18, an Australian citizen or permanent resident, never have owned residential property in Australia, and move in within 12 months and live there for at least 12 months.
Stamp duty examples
| Price | First home buyer | Other buyers |
|---|---|---|
| $700,000 | $0 | $25,687 |
| $850,000 | $9,797 | $32,437 |
| $900,000 | $19,594 | $34,687 |
| $950,000 | $29,390 | $36,937 |
| $1,200,000 | $48,187 | $48,187 |
| $1,500,000 | $63,787 | $63,787 |
| $2,000,000 | $91,287 | $91,287 |
Other upfront costs to budget for
- Your deposit, usually 5% to 20% of the price
- Lenders mortgage insurance if you borrow more than 80% (unless a scheme or waiver applies)
- Mortgage and transfer registration fees
- Conveyancing, building and pest inspections
- Surcharge purchaser duty of 9% if you are a foreign person buying residential property
Frequently asked questions
Transfer duty must be paid within three months of the liability date, which is usually the date contracts are exchanged. Off the plan buyers may be able to defer it. In practice your conveyancer arranges payment, usually at settlement.
Duty is normally paid from your own funds, but some buyers borrow against other equity, or lenders may consider it within the total loan if serviceability and loan to value limits allow. We can show what is possible with your numbers.
On the dutiable value, which is the higher of the price you agreed to pay and the property's market value. For a normal arm's length sale they are the same.
Yes. The concession stops below $1,000,000, so at $1,000,000 or more full duty applies: $39,187 at 2026/27 rates.