NSW stamp duty calculator
Your details
Calculator assumptions
Rates are for contracts signed in the 2026–27 financial year and assume you buy as an individual, at market value, with no other concessions (such as pensioner, off-the-plan or disability concessions).
First home buyer results assume you meet your state’s eligibility rules, including living in the home for the required time. Foreign buyer surcharges are shown at the full rate.
This is an estimate, not tax or credit advice. Your conveyancer will confirm the exact amount before settlement.
Your estimate
Estimated transfer duty in NSW
$32,437General rates applied.- Duty before any concessions
- $32,437
- Effective rate
- 3.82%
- 20% deposit plus stamp duty
- $202,437
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How stamp duty works in NSW
In NSW, stamp duty is officially called transfer duty and it’s collected by Revenue NSW. You pay it once, when you buy, and it’s worked out on the purchase price or the market value of the property, whichever is higher.
NSW uses a sliding scale. Each slice of the price is taxed at a higher rate than the one before, so duty climbs quickly once you pass the $387,000 mark. Unlike most states, NSW moves its thresholds up with inflation every 1 July, so the brackets below apply to contracts signed in the 2026–27 financial year.
There’s no general owner-occupier discount in NSW. If you’re not a first home buyer, you pay the same duty whether you live in the property or rent it out. On an $850,000 home that’s $32,437.
NSW stamp duty rates 2026–27
| Property value | Duty payable |
|---|---|
| Up to $18,000 | $1.25 per $100 |
| $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 |
| $1,290,001 to $3,870,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Over $3,870,000 | $194,137 + $7.00 per $100 over $3,870,000 |
General rates. Source: Revenue NSW.
First home buyers in NSW
Homes up to $800,000
You pay no transfer duty at all. On an $800,000 home that’s a saving of $30,187.
Homes from $800,000 to $1 million
You pay a reduced amount that rises gradually with the price. At $900,000 you’d pay $19,594 instead of $34,687.
Vacant land up to $350,000
No duty on land up to $350,000, and a reduced rate up to $450,000, as long as you build a home and move in.
Who qualifies
You must be 18 or over, at least one buyer must be an Australian citizen or permanent resident, and neither you nor your partner can have owned residential property in Australia before. You need to move in within 12 months and live there for at least 12 months in a row.
What you’d pay: worked examples
Calculated with the same rates as the calculator above, for contracts signed in 2026–27.
Other things that change your stamp duty
Foreign buyers
If you’re not an Australian citizen or permanent resident, NSW adds surcharge purchaser duty of 9% of the price on top of normal duty. Some temporary residents can be exempt, so check before you sign.
Off-the-plan purchases
Owner-occupiers buying off the plan can usually defer paying duty for up to 12 months from the contract date, or until settlement if that comes first.
When it’s due
Transfer duty is generally due within 3 months of the contract date. In practice, your conveyancer usually pays it at settlement.
Buying with someone else
If you buy with someone who isn’t eligible, such as a parent who already owns a home, you can lose some or all of the concession. Get this checked before you exchange.
Frequently asked questions
Get in touchHow much is stamp duty on a $1 million home in NSW?
For contracts signed in 2026–27, transfer duty on a $1,000,000 home is $39,187. A first home buyer at the same price pays the full amount too, because the concession ends just under $1 million.
Do first home buyers pay stamp duty in NSW?
Not on homes up to $800,000. Between $800,000 and $1 million you pay a reduced amount, and from $1 million you pay normal duty. For vacant land, the limits are $350,000 and $450,000.
Can I add stamp duty to my home loan?
Not directly, but some lenders will lend you more to cover it, as long as your loan stays within their limits. That usually means a higher loan-to-value ratio, and possibly LMI. We can show you whether it’s worth it for your numbers.
Do NSW stamp duty thresholds change every year?
Yes. Since July 2019, NSW indexes its transfer duty thresholds to inflation every 1 July. The rates stay the same, but the brackets move up, which is why your duty can be slightly lower than it would have been a year earlier.
Is there stamp duty on investment properties in NSW?
Yes, at the general rates in the table above. There’s no investor surcharge for Australian buyers, but foreign buyers pay an extra 9%.
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