Stamp duty calculator · NSW

NSW stamp duty calculator 2026 — transfer duty rates and first home buyer rules

Revenue NSW rates, worked figures by purchase price, and the first home buyer rules for New South Wales — from the revenue office schedule, not a rounded guess. On a $900,000 established home an owner-occupier pays about $34,687; a first home buyer: Concession applies.

Open the calculator Worked figures Concessions Revenue NSW ↗

How much is stamp duty in NSW? Worked figures by price

Established home, New South Wales schedule as published by Revenue NSW, reviewed 8 September 2026. Planning estimates — only Revenue NSW can assess the duty you actually pay.

Estimated transfer duty in New South Wales by purchase price for investors, owner-occupiers and first home buyers.
Purchase price	Owner-occupier or investor	First home buyer
$600,000	$21,187	No duty
$700,000	$25,687	No duty
$800,000	$30,187	No duty
$900,000	$34,687	Concession applies
$1,000,000	$39,187	$39,187
$1,200,000	$48,187	$48,187
$1,500,000	$63,787	$63,787

Source: Revenue NSW — transfer duty thresholds and rates, 2026/27. Foreign purchaser surcharges, off-the-plan and vacant-land rules, pensioner schemes and mortgage registration or transfer fees are not included. Where a cell reads “Concession applies”, relief exists but the taper formula has not been verified, so no figure is published rather than a wrong one.

Run your own NSW figure

Select New South Wales, enter the price, and set first home buyer, owner-occupier or investor status. The breakdown shows how the figure is built.

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NSW concessions, exemptions and surcharges

First Home Buyers Assistance Scheme

Full exemption on a new or established home up to $800,000 and a concession on homes between $800,000 and $1,000,000. Vacant land has lower caps ($350,000 exempt, concession to $450,000). You must move in within 12 months and live there for a continuous 12 months. Thresholds unchanged since 1 July 2023.

No general owner-occupier discount

Unlike Victoria and Queensland, NSW does not run a cheaper schedule for people who live in the home. Outside the first-home scheme, owner-occupiers and investors pay the same transfer duty.

Surcharge purchaser duty

Foreign purchasers pay an additional 9% of the dutiable value on residential property, on top of transfer duty. Not modelled in the table.

When it is paid

Within three months of exchange, or at settlement if earlier; off-the-plan owner-occupiers can defer for up to 12 months. Your conveyancer lodges and pays through Revenue NSW.

First Home Owner (New Homes) Grant — $10,000

For new homes only: a newly built home up to $600,000, or a house-and-land or build contract up to $750,000. Established homes do not qualify for the grant; they rely on the duty scheme above. Confirm eligibility on Revenue NSW.

Grant eligibility on Revenue NSW ↗

First-home rule in one line: First Home Buyers Assistance Scheme: no duty to $800,000, then a concession tapering to nil benefit at $1m. Thresholds unchanged since 1 July 2023. New and established homes share the same caps; vacant land uses lower ones.

Where duty sits in the purchase budget

Duty is paid in cash at settlement, so it reduces your deposit rather than being added to the loan. On a $900,000 home with a 10% deposit, $34,687 of duty is the difference between a 90% loan and one closer to 93–94% — often the line between paying lenders mortgage insurance and not. Run the LMI calculator and the repayment calculator together before you settle on a price ceiling.

NSW stamp duty — questions people ask

How much is stamp duty on a $1 million house in NSW?

$39,187 for an owner-occupier or investor who is not a first home buyer, from the Revenue NSW 2026/27 brackets. A first home buyer at exactly $1,000,000 has reached the top of the concession range and pays the standard figure; just under it, a tapered concession applies.

Do first home buyers pay stamp duty in NSW?

Not on a home up to $800,000, new or established, under the First Home Buyers Assistance Scheme. Between $800,000 and $1,000,000 a concession reduces the duty on a sliding scale. Above $1,000,000 the full schedule applies. The buyer must be an Australian citizen or permanent resident, over 18, never have owned residential property in Australia, and live in the home for 12 continuous months starting within 12 months of settlement.

Is NSW stamp duty different for investors?

No. NSW charges the same transfer duty whether you live in the property or rent it out — there is no principal-place-of-residence rate. The differences are the first-home scheme, which investors cannot use, and surcharge purchaser duty of 9% for foreign buyers.

Can stamp duty be added to my NSW home loan?

Not directly. Duty is a settlement cost paid in cash, so it comes out of your deposit, not the loan. A larger loan to free up cash raises your LVR and can trigger lenders mortgage insurance. Work the two together with the LMI calculator before you set a budget.

Where do these NSW figures come from?

The Revenue NSW transfer duty rate table (2026/27 thresholds), reproduced as bracket arithmetic that matches Revenue NSW's own worked examples — $700,000 gives $25,687 and $900,000 gives $34,687. Reviewed 2026-09-08. Only Revenue NSW can assess what you actually pay.

Other states and related tools

Want these home loan numbers checked against real lenders?

Estimates help orientation — product rules, assessment rates, fees, and offsets change what a home loan actually looks like at submission. As your mortgage broker, Bishnu Adhikari can stress-test what you modelled. Send a short note below, use the full contact form, or call 0400 77 77 55. You reach Bishnu Adhikari, not a queue.

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General information only — not personal credit advice and not a duty assessment. Figures reproduce the Revenue NSW schedule as published and reviewed on 8 September 2026; rates and thresholds change at state budgets. Azure Home Loans (ACR 538895, auth. under ACL 390261).

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