Work out your duty in seconds
Our free NSW calculator applies the current rates and concessions for you.
How transfer duty is calculated in NSW
Duty is charged on the dutiable value of the property: the purchase price or market value, whichever is greater. The 2026-27 scale is:
| Property value | Duty |
|---|
| $0 to $18,000 | $1.25 per $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 per $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 per $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 per $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 per $100 over $1,290,000 |
| Over $3,870,000 (residential) | $194,137 plus $7.00 per $100 over $3,870,000 (premium duty) |
What you might pay
Estimates for an owner-occupier under current NSW rates. Figures exclude title registration and other fees.
| Price | Owner-occupier
(established) | First home buyer
(established) | First home buyer
(new home) |
|---|
| $500,000 | $16,687 | $0 | $0 |
| $650,000 | $23,437 | $0 | $0 |
| $750,000 | $27,937 | $0 | $0 |
| $850,000 | $32,437 | $9,796.75 | $9,796.75 |
| $1,000,000 | $39,187 | $39,187 | $39,187 |
Your circumstances change the numbers. Run your own figures in the NSW calculator.
Concessions and exemptions
First Home Buyers Assistance Scheme
Full exemption up to $800,000 and a concessional rate between $800,000 and $1 million for new and established homes. Vacant land is exempt to $350,000 with a concession to $450,000. You must move in within 12 months and live there for 12 continuous months.
Premium duty
Residential property above $3,870,000 (2026-27 threshold, indexed annually) attracts a premium rate of $7.00 per $100 on the excess.
Surcharge purchaser duty
Foreign persons pay an additional 9% of the dutiable value on residential property. Australian citizens are never foreign persons, and permanent residents who meet the 200 day residence requirement are generally exempt.
Frequently asked questions
How much is stamp duty in NSW?
Transfer duty in NSW is calculated on a sliding scale based on the purchase price or market value, whichever is higher, with brackets indexed each 1 July. As a guide, duty on a $700,000 home is $25,687 and on a $1 million home $39,187 under 2026-27 rates. Use our calculator above for an exact figure.
Do first home buyers pay stamp duty in NSW?
Under the First Home Buyers Assistance Scheme, eligible first home buyers pay no duty on homes up to $800,000 and a reduced rate between $800,000 and $1 million. Vacant land is exempt up to $350,000 with concessions to $450,000. You must move in within 12 months and live there for a continuous 12 months.
When do I pay stamp duty in NSW?
Duty must be paid within three months of the contract date (exchange), or at settlement if that comes first. If you buy off the plan and intend to live in the home, you can defer payment for up to 12 months from exchange. Your conveyancer arranges assessment and payment through Revenue NSW.
Who pays stamp duty, the buyer or the seller?
The buyer pays transfer duty in NSW, not the seller. It is payable on top of the purchase price, so buyers need to budget for it in addition to their deposit. Your conveyancer normally arranges assessment and payment.
Can I add stamp duty to my mortgage?
Not directly, because duty is an upfront cost due within three months of exchange. Some buyers borrow more to cover it if their equity and deposit allow, but this increases interest paid and may trigger lenders mortgage insurance. Most buyers pay it from savings at or before settlement.
Is stamp duty different for an investment property in NSW?
The duty rates are the same for investors and owner-occupiers. However, investors cannot use the First Home Buyers Assistance Scheme, which requires you to live in the property, and the off-the-plan 12 month deferral is only available to owner-occupiers.
Do pensioners get a stamp duty concession in NSW?
No. NSW has no general stamp duty exemption or concession for pensioners, seniors or downsizers. Duty relief in NSW is targeted at first home buyers, plus limited exemptions such as transfers between spouses of the family home.
How much extra do foreign buyers pay in NSW?
Foreign persons pay surcharge purchaser duty of 9 per cent of the dutiable value on residential property, on top of standard transfer duty. Australian citizens are never foreign persons, and permanent residents who meet the 200 day residence requirement are generally exempt.
How we check these NSW rates
Rates apply to contracts dated 1 July 2026 to 30 June 2027 (thresholds are indexed each 1 July). Verified against official government sources, current as at 11 July 2026.
Compare with other states in our Australia-wide stamp duty FAQ, or jump straight to the NSW stamp duty calculator.
General information only, not legal or financial advice. Duty is assessed by the relevant state revenue office; confirm your figure with your licensed conveyancer or conveyancing solicitor.
