What are the transfer duty rates in New South Wales?
These are the rate tables published by the Revenue NSW and the legislation behind them, set out as data with the date of each source page. The calculator above and every worked figure on this page use these scales, so you can check any result against them by hand.
NSW general transfer duty rates for the 2026 to 2027 financial year, as published by Revenue NSW (page last updated 6 October 2026). The rate year is set by the contract date, or the transfer date if there is no contract. The scale is adjusted each year in line with CPI. The Duties Act 1997 section 32 charges each rate for every $100, or part of $100, so a value that is not a round hundred is charged as if rounded up to the next $100.
| Dutiable value | Duty |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $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 |
| Premium duty: over $3,870,000 | $194,137 plus $7.00 for every $100 over $3,870,000 |
First Home Buyers Assistance Scheme thresholds for contracts exchanged on or after 1 July 2023, as published by Revenue NSW.
| What you buy | No duty up to | Reduced duty above that and below | Full duty from |
|---|---|---|---|
| New or existing home | $800,000 | $1,000,000 | $1,000,000 |
| Vacant land | $350,000 | $450,000 | $450,000 |
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; Duties Act 1997 (NSW), section 32, General rate, NSW legislation (AustLII consolidated), No date shown; First Home Buyers Assistance Scheme, Revenue NSW, No date shown.
How much is stamp duty on common prices in New South Wales?
On $850,000 the transfer duty in New South Wales is $32,437 for a home buyer who is not a first home buyer, and $9,796.75 for a first home buyer buying an established home. The table runs 10 common prices through the same engine as the calculator.
| Price | Home buyer (not first home buyer) | First home buyer (established) | First home buyer (new home) |
|---|---|---|---|
| $500,000 | $16,687 | $0 | $0 |
| $600,000 | $21,187 | $0 | $0 |
| $700,000 | $25,687 | $0 | $0 |
| $750,000 | $27,937 | $0 | $0 |
| $800,000 | $30,187 | $0 | $0 |
| $850,000 | $32,437 | $9,796.75 | $9,796.75 |
| $900,000 | $34,687 | $19,593.50 | $19,593.50 |
| $1,000,000 | $39,187 | $39,187 | $39,187 |
| $1,200,000 | $48,187 | $48,187 | $48,187 |
| $1,500,000 | $63,787 | $63,787 | $63,787 |
Calculated by the same engine as the calculator, to the cent where the office rate scale calls for it. The first home buyer columns assume the buyer meets every condition for the concession; the sections below set the conditions out. They leave out grants, fees and surcharges.
How does transfer duty change with the price in New South Wales?
Between $300,000 and $1,500,000 the standard duty in New South Wales rises from $8,557 to $63,787. The first home buyer line shows what an eligible buyer of an established home pays at each price in the same range.
Transfer duty by purchase price in New South Wales, from $300,000 to $1,500,000 in steps of $50,000. Both lines come from the same engine as the calculator. The table below holds every plotted point.
| Price | Standard home buyer | First home buyer (established) |
|---|---|---|
| $300,000 | $8,557 | $0 |
| $350,000 | $10,307 | $0 |
| $400,000 | $12,187 | $0 |
| $450,000 | $14,437 | $0 |
| $500,000 | $16,687 | $0 |
| $550,000 | $18,937 | $0 |
| $600,000 | $21,187 | $0 |
| $650,000 | $23,437 | $0 |
| $700,000 | $25,687 | $0 |
| $750,000 | $27,937 | $0 |
| $800,000 | $30,187 | $0 |
| $850,000 | $32,437 | $9,796.75 |
| $900,000 | $34,687 | $19,593.50 |
| $950,000 | $36,937 | $29,390.25 |
| $1,000,000 | $39,187 | $39,187 |
| $1,050,000 | $41,437 | $41,437 |
| $1,100,000 | $43,687 | $43,687 |
| $1,150,000 | $45,937 | $45,937 |
| $1,200,000 | $48,187 | $48,187 |
| $1,250,000 | $50,437 | $50,437 |
| $1,300,000 | $52,787 | $52,787 |
| $1,350,000 | $55,537 | $55,537 |
| $1,400,000 | $58,287 | $58,287 |
| $1,450,000 | $61,037 | $61,037 |
| $1,500,000 | $63,787 | $63,787 |
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; Duties Act 1997 (NSW), section 32, General rate, NSW legislation (AustLII consolidated), No date shown; First Home Buyers Assistance Scheme, Revenue NSW, No date shown.
How much is stamp duty in NSW?
Stamp duty on a $750,000 home in NSW is $27,937, or $0 for an eligible first home buyer. At $1,000,000 it is $39,187 for every buyer. The amount comes from the Revenue NSW scale above, which applies to contracts in the 2026 to 2027 financial year.
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; First Home Buyers Assistance Scheme, Revenue NSW, No date shown.
How is stamp duty calculated in NSW?
Find the band your dutiable value falls in, take that band's fixed amount, then add the band's rate for every $100 above the band's starting value. For a $600,000 home that is $11,602 plus $4.50 for every $100 over $387,000, which comes to $21,187.
Dutiable value is the higher of the price and the market value of the property. The rate year is set by the date of the contract, or by the transfer date if there is no contract. Revenue NSW indexes the scale with CPI each year, so the next change would take effect from 1 July 2027.
Worked example at $600,000: the amount over $387,000 is $213,000. At $4.50 for every $100, that is added to the fixed $11,602 to give $21,187. The same method works in every band of the table above.
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026.
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no stamp duty on a new or existing home valued up to $800,000, and on vacant land valued up to $350,000. Above those prices the duty is reduced until it reaches the full amount at $1,000,000 for a home and $450,000 for land.
The rule is the First Home Buyers Assistance Scheme, for contracts exchanged on or after 1 July 2023. The Revenue NSW pages read on 28 October 2026 show the same thresholds. The general duty scale is indexed each year, but these thresholds are set separately.
- Home at or below $800,000: no duty.
- Home above $800,000 and below $1,000,000: reduced duty.
- Home at $1,000,000 or more: full duty.
- Vacant land at or below $350,000: no duty. Above $350,000 and below $450,000: reduced duty. At $450,000 or more: full duty.
Source: First Home Buyers Assistance Scheme, Revenue NSW, No date shown; First Home Buyers Assistance Scheme, NSW Government, No date shown.
How much does a first home buyer save between $800,000 and $1,000,000?
A first home buyer saves $22,640.25 on an $850,000 home and $15,093.50 on a $900,000 home, compared with the full duty. The saving shrinks as the price rises and is nothing at $1,000,000. The table shows the duty at four prices in the reduced band.
Revenue NSW and nsw.gov.au publish the reduced duty at set prices rather than a formula. The figures here come from the same calculation as the calculator on this page, and the concession falls steadily as the price rises, reaching nothing at $1,000,000.
Duty for an eligible first home buyer buying an established home in the reduced band.
| Purchase price | Full duty | Duty for first home buyer | Saving |
|---|---|---|---|
| $850,000 | $32,437 | $9,796.75 | $22,640.25 |
| $900,000 | $34,687 | $19,593.50 | $15,093.50 |
| $950,000 | $36,937 | $29,390.25 | $7,546.75 |
| $990,000 | $38,737 | $37,227.65 | $1,509.35 |
Source: First Home Buyers Assistance Scheme, Revenue NSW, No date shown; First Home Buyers Assistance Scheme, NSW Government, No date shown.
Who is eligible for the First Home Buyers Assistance Scheme?
You must be a person buying as an individual, over 18, with at least one buyer an Australian citizen or permanent resident. You and your spouse or partner must never have owned residential property in Australia, and for a home you must move in within 12 months and live there for 12 continuous months.
The calculator on this page does not check these conditions. It shows the result for an eligible buyer. The Revenue NSW guide covers cases such as joint buyers where only one has owned before, so check it for your situation.
- Buyers are individuals, not a company or trust (Revenue NSW can waive this on application).
- At least one first home buyer is an Australian citizen or permanent resident.
- You and your spouse or partner have never owned or co owned residential property in Australia, and have never had an exemption or concession under the scheme.
- For contracts on or after 1 July 2023, you move into the home within 12 months after settlement and live in it as your principal place of residence for at least 12 continuous months. For contracts from 1 July 2017 to 30 June 2023 the period is 6 months.
- Permanent Australian Defence Force members may not have to meet the residence rule if they and everyone they buy with are on the NSW electoral roll.
Source: First Home Buyers Assistance Scheme, Revenue NSW, No date shown; First Home Buyers Assistance Scheme guide, Revenue NSW, Published 27 May 2026.
How do I claim the First Home Buyers Assistance Scheme?
You apply after exchange by completing the scheme application form (ODA 066B for contracts exchanged on or after 1 July 2023) and the purchaser declaration (ODA 076I). You lodge the forms and proof of identity documents with your solicitor or conveyancer. The forms are interactive, with declaration tick boxes in place of a statutory declaration.
Revenue NSW lists these forms on its First Home Buyers Assistance Scheme page. Confirm the current form numbers there before lodging.
Source: First Home Buyers Assistance Scheme, Revenue NSW, No date shown.
Does the NSW concession apply to new homes, established homes and vacant land?
Yes. New and existing homes share one pair of thresholds, $800,000 and $1,000,000. Vacant land has a lower pair, $350,000 and $450,000. A $400,000 block, for example, pays $7,033.50 as an eligible first home buyer against $12,187 at the full rate.
The land thresholds apply to vacant land. If you buy land and a home together, or build on land you own, ask Revenue NSW how your contract is treated.
Duty for an eligible first home buyer by type of purchase.
| Price | Full duty | Established home | New home | Vacant land |
|---|---|---|---|---|
| $400,000 | $12,187 | $0 | $0 | $7,033.50 |
| $800,000 | $30,187 | $0 | $0 | $30,187 |
| $900,000 | $34,687 | $19,593.50 | $19,593.50 | $34,687 |
Source: First Home Buyers Assistance Scheme, Revenue NSW, No date shown; Current thresholds and rates, Revenue NSW, Last updated 6 October 2026.
Do investors pay a different rate of stamp duty in NSW?
No. Revenue NSW publishes one general scale, and an investor pays it in full. An $800,000 investment property is dutied at $30,187. The difference is that the First Home Buyers Assistance Scheme needs you to live in the home, so an investor cannot use it.
Foreign purchasers pay a surcharge on top of the general scale, covered below. Land tax is a separate yearly tax and is not part of this calculator.
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; First Home Buyers Assistance Scheme, Revenue NSW, No date shown.
When is stamp duty paid in NSW?
Duty is due on the earlier of settlement or 3 months after the contract is signed. Revenue NSW's example: a contract signed on 1 March that settles on 12 April is due on 12 April, but if settlement ran past 3 months, duty would be due on 1 June.
Eligible off the plan buyers can defer payment by an additional 12 months. The amount of duty does not change when it is deferred.
Source: Who pays transfer duty and when, Revenue NSW, Last updated 27 May 2026.
What happens if stamp duty is not paid on time in NSW?
Revenue NSW charges daily interest on any overdue amount until it is paid in full. It also has a separate interest and penalty tax page that sets out penalties. Pay by the due date, which is the earlier of settlement or 3 months after the contract.
The penalty amounts are not listed on the payment page, so this page does not state them. Check the Revenue NSW interest and penalty tax page for the current position.
Source: Who pays transfer duty and when, Revenue NSW, Last updated 27 May 2026.
Can stamp duty be added to a home loan in NSW?
Duty is a payment to Revenue NSW, due on the earlier of settlement or 3 months after the contract, whatever the source of the money. Whether a lender will lend towards it is that lender's own policy, so ask the lender. This is general information.
Source: Who pays transfer duty and when, Revenue NSW, Last updated 27 May 2026.
Is there a first home owner grant in NSW?
Yes. The First Home Owner (New Homes) Grant is $10,000 for newly built or substantially renovated homes. A new home must cost no more than $600,000. Vacant land plus a building contract can total up to $750,000. It sits alongside the duty concession, not in place of it.
Established homes do not qualify for the grant, though they can qualify for the duty concession. Eligibility needs applicants aged 18 or over buying as individuals, with at least one an Australian citizen or permanent resident. You must live in the home as your principal place of residence within 12 months, for at least 12 continuous months on contracts from 1 July 2023.
Only one grant is payable per transaction. A $10,000 grant and a duty saving can both apply to the same new home, subject to meeting both sets of rules.
Source: First Home Owner (New Homes) Grant, Revenue NSW, No date shown.
What other stamp duty concessions are there in NSW?
Revenue NSW lists an off the plan deferral, which lets eligible buyers pay duty up to 12 months later without changing the amount. Its first home buyer hub also lists approved shared equity schemes. This page does not state other concessions because it has not confirmed their conditions.
If you hold a special circumstance, such as a pensioner, a shared equity arrangement or a family transfer, read the relevant page on revenue.nsw.gov.au or ask Revenue NSW.
Source: Who pays transfer duty and when, Revenue NSW, Last updated 27 May 2026; First home buyer, Revenue NSW, No date shown.
Can I still get First Home Buyer Choice in NSW?
No. First Home Buyer Choice, an optional yearly property tax instead of upfront duty, closed to new opt ins from 1 July 2023. Buyers who exchanged on or before 30 June 2023 could still opt in until settlement. No new buyer can choose it now.
From 1 July 2023 the exemption threshold rose from $650,000 to $800,000 and the concession cap from $800,000 to $1,000,000. If a page still describes First Home Buyer Choice as an open option, it is out of date.
Source: Support for first home buyers is changing, Revenue NSW, 2 June 2023.
What is the foreign purchaser surcharge in NSW?
The surcharge is a flat 9% of the dutiable value, paid in addition to transfer duty. Revenue NSW publishes it on its current rates page. Whether it applies depends on whether you are a foreign person under NSW law, so check with Revenue NSW.
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026.
What are the common mistakes with NSW stamp duty?
The common mistakes are using an old rate table, missing the partner ownership rule, and forgetting the live in rule. The scale changes each 1 July, the ownership rule covers your spouse or partner, and a home needs 12 continuous months of residence.
- Using a table from a previous year. Check the page date and the rate year.
- Assuming the $800,000 threshold also applies to land. Land uses $350,000.
- Treating the exemption as automatic. You apply for it after exchange.
- Buying with someone who has owned before. The no previous ownership rule covers you and your spouse or partner.
- Thinking First Home Buyer Choice is still open. It closed from 1 July 2023.
- Forgetting the 12 month move in and 12 month residence rules, or leaving the home vacant.
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; First Home Buyers Assistance Scheme, Revenue NSW, No date shown; Support for first home buyers is changing, Revenue NSW, 2 June 2023.
What changed in New South Wales in 2025 and 2026?
The general scale was indexed on 1 July 2026 for the 2026 to 2027 year, and Revenue NSW updated its rates page on 6 October 2026. First Home Buyers Assistance Scheme thresholds are unchanged from 1 July 2023. The next indexation would take effect from 1 July 2027, and no figures for it are published.
| Date | Change |
|---|---|
| 6 October 2026 | Revenue NSW last updated its current thresholds and rates page. It shows the 2026 to 2027 scale and the 9% foreign purchaser surcharge. |
| 1 July 2026 | The general transfer duty scale was indexed for the 2026 to 2027 financial year. First Home Buyers Assistance Scheme thresholds did not change. |
| 1 July 2023 | First Home Buyers Assistance Scheme thresholds rose to $800,000 and $1,000,000 for homes, and $350,000 and $450,000 for land. First Home Buyer Choice closed to new opt ins. The residence requirement became 12 continuous months. |
Source: Current thresholds and rates, Revenue NSW, Last updated 6 October 2026; First Home Buyers Assistance Scheme, Revenue NSW, No date shown; Support for first home buyers is changing, Revenue NSW, 2 June 2023.
New South Wales transfer duty questions answered
What is the NSW stamp duty on a $900,000 home?
A buyer who is not a first home buyer pays $34,687. An eligible first home buyer pays $19,593.50, a saving of $15,093.50.
Is stamp duty the same as transfer duty?
Yes. Revenue NSW calls the tax transfer duty. Most people call it stamp duty.
Do I pay stamp duty if I buy a new home as a first home buyer?
An eligible first home buyer pays no duty on a new home up to $800,000, and a reduced amount up to $1,000,000. New homes can also qualify for the $10,000 First Home Owner (New Homes) Grant if the price is within the grant cap.
Who pays stamp duty in NSW?
The buyer pays transfer duty. It is due on the earlier of settlement or 3 months after the contract.
Do both buyers need to be first home buyers?
Not always. Revenue NSW says you can still apply if you buy with others who are not eligible, as long as the eligible buyers purchase at least half of the property. The ineligible buyers pay transfer duty on their share, and the arrangement does not work if your spouse is one of them.
Does the concession apply if I plan to rent the home out?
No. For a home you must move in within 12 months of settlement and live there for at least 12 continuous months.
Is there an extra charge for foreign buyers?
Yes. Revenue NSW lists a flat 9% surcharge on the dutiable value, paid on top of transfer duty.
How often do NSW stamp duty rates change?
The general scale is adjusted each year in line with CPI, from 1 July. The first home buyer thresholds are set separately.
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Sources
How we checked: every rate and threshold on this page was read on the Revenue NSW pages listed below on 28 October 2026, and every duty figure is calculated by the same engine as the calculator.
| Publisher | Title | Page date |
|---|---|---|
| NSW legislation (AustLII consolidated) | Duties Act 1997 (NSW), section 32, General rate | No date shown |
| Revenue NSW | Current thresholds and rates | Last updated 6 October 2026 |
| Revenue NSW | First Home Buyers Assistance Scheme | No date shown |
| NSW Government | First Home Buyers Assistance Scheme | No date shown |
| Revenue NSW | First Home Buyers Assistance Scheme guide | Published 27 May 2026 |
| Revenue NSW | First Home Owner (New Homes) Grant | No date shown |
| Revenue NSW | Who pays transfer duty and when | Last updated 27 May 2026 |
| Revenue NSW | First home buyer | No date shown |
| Revenue NSW | Support for first home buyers is changing | 2 June 2023 |
Rates and thresholds come from the Revenue NSW and the legislation listed above. For a binding figure, use the Revenue NSW or ask your conveyancer.
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