Key takeaways
- On Revenue NSW's 2026-27 rates, stamp duty on a $750,000 home is $27,937, an effective rate of 3.72%. Owner-occupiers and investors pay the same rate in NSW.
- First home buyers pay $0 on a home up to $800,000 and a reduced amount up to $1,000,000 (First Home Buyers Assistance Scheme, contracts from 1 July 2023).
- Duty is marginal: $16,687 on $500,000 and $39,187 on $1,000,000. The thresholds are indexed each 1 July.
- Foreign buyers add 9% surcharge purchaser duty, $67,500 on a $750,000 home (from 1 January 2025).
- The calculator above and every table below use the same schedule. Confirm your figure with Revenue NSW or your conveyancer before you sign.
In this guide11 sections
Stamp duty rises with the price you pay, so know where the thresholds fall before you set a budget. In NSW an eligible first home buyer pays $0 up to $800,000, then duty climbs to the full rate by $1,000,000, so check eligibility before you bid.
Rates checked against Revenue NSW on 30 September 2026
Duty rates, thresholds and concessions change, sometimes at budget time. The calculator and every table on this page use the Revenue NSW schedules as published on 30 September 2026. Confirm your own figure with Revenue NSW or your conveyancer before you sign a contract.
NSW stamp duty worked examples: $500,000, $750,000 and $1,000,000
What transfer duty comes to at three common prices, worked by the calculator above on the Revenue NSW rates. A foreign buyer pays the 9% surcharge purchaser duty on top.
| Price | Standard rate | First home buyer | Foreign surcharge |
|---|---|---|---|
| $500,000 | $16,687 | $0 (saves $16,687) | $45,000 |
| $750,000 | $27,937 | $0 (saves $27,937) | $67,500 |
| $1,000,000 | $39,187 | $39,187 | $90,000 |
The figures exclude the land titles registration and transfer fees. First home buyer figures assume an established home and that you meet the eligibility rules set out below.
NSW stamp duty rates 2026
Revenue NSW charges transfer duty on a marginal scale: each slice of the price is taxed at its own rate and the slices stack, so the effective rate rises slowly as the price rises rather than jumping. Rates are per $100 or part of $100, so the value is rounded up to the next $100 first.
A $750,000 home falls in the $387,001 to $1,290,000 band, so the duty is $11,602 plus $4.50 for every $100 over $387,000. That is $11,602 + $16,335 = $27,937, an effective rate of 3.72%.
| Dutiable value | Duty |
|---|---|
| Up 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 |
| $1,290,001 to $3,870,000 | $52,237 plus $5.50 per $100 over $1,290,000 |
| Over $3,870,000 | $194,137 plus $7.00 per $100 over $3,870,000 (premium duty) |
Source: Revenue NSW: Transfer duty rates (2026-27 thresholds, indexed each 1 July), page updated 19 August 2026, read 30 September 2026.
First home buyer thresholds in NSW
Under the First Home Buyers Assistance Scheme an eligible first home buyer pays no transfer duty on a new or established home valued up to $800,000, and a reduced amount above $800,000 and under $1,000,000. These thresholds apply to contracts exchanged on or after 1 July 2023 (Revenue NSW).
In the concession band the duty rises in a straight line from $0 at $800,000 to the full rate at $1,000,000, so each extra $10,000 of price adds about $1,959 of duty. At $900,000 an eligible buyer pays $19,594 instead of $34,687.
To qualify, you and your spouse or partner must never have owned residential property in Australia, you must be over 18, at least one buyer must be an Australian citizen or permanent resident, and one of you must move in within 12 months of settlement and live there for at least 12 continuous months (Revenue NSW). Vacant land for a first home is exempt up to $350,000, with a concession to $450,000.
Our NSW first home buyer guide covers the First Home Owner Grant and the federal schemes that stack with the duty exemption.
| Price | Full duty | First home buyer pays | Saving |
|---|---|---|---|
| $750,000 | $27,937 | $0 | $27,937 |
| $800,000 | $30,187 | $0 | $30,187 |
| $850,000 | $32,437 | $9,797 | $22,640 |
| $900,000 | $34,687 | $19,594 | $15,093 |
| $950,000 | $36,937 | $29,390 | $7,547 |
| $1,000,000 | $39,187 | $39,187 | None |
NSW stamp duty concession rates
NSW has one schedule for everyone, so the concessions that matter to home buyers are the first home buyer exemption and concession. The table shows what an eligible buyer pays across the concession band, worked on the 2026-27 rates.
Foreign buyer surcharge in NSW
A foreign person buying residential land in NSW pays surcharge purchaser duty of 9% of the value on top of transfer duty. The rate rose from 8% on 1 January 2025 (Revenue NSW, 2024-25 Budget). On a $750,000 home that is $67,500 on top of $27,937, and the first home buyer scheme needs at least one buyer to be an Australian citizen or permanent resident.
Exemptions: who pays less or nothing in NSW
- First home buyers. No duty up to $800,000 and a concession to $1,000,000 on a home, $350,000 and $450,000 on vacant land (First Home Buyers Assistance Scheme).
- Spouses and de facto partners. A transfer of an interest in your home to your spouse or de facto partner can be exempt.
- Relationship break-ups. Transfers of matrimonial or relationship property under a separation can be exempt.
- Deceased estates. Property passing from a deceased estate is charged at concessional rates.
- Family farms. Primary production land transferred between family members can be exempt.
Each one has its own eligibility test, set out by Revenue NSW. A concession you are not entitled to can be reassessed with interest and penalties, so confirm it before settlement.
What is stamp duty in NSW?
Stamp duty, officially called transfer duty in NSW, is the tax you pay the state government when property changes hands. It is the largest upfront cost of buying after your deposit, and on most Sydney purchases it runs into the tens of thousands.
The buyer pays it, not the seller. It is calculated on the purchase price (or the property's market value, whichever is higher) and is normally paid at settlement through your conveyancer or solicitor. Budgeting for it from the start is the difference between a clean settlement and a scramble.
When do you pay stamp duty in NSW?
The buyer pays transfer duty, not the seller, and it is normally paid at settlement. Your conveyancer or solicitor works out the figure, lodges the transaction with Revenue NSW and pays the duty from the settlement funds, so you rarely deal with the revenue office yourself.
Budget for it as cash on top of your deposit from the start: on a $750,000 home in NSW it is $27,937 for an owner-occupier. Late payment can attract interest, which is one more reason the timing sits with your conveyancer. Our conveyancing guide explains who does what at settlement.
Stamp duty calculators for other states
Every state sets its own rates. Each of these pages runs the same calculator, locked to that state, with its rates table and first home buyer rules.
- QLD stamp duty calculator$19,600 on a $750,000 home; first home buyers pay $0 up to $700,000.
- VIC stamp duty calculator$40,070 on a $750,000 home; first home buyers pay $0 up to $600,000.
- ACT stamp duty calculator$19,208 on a $750,000 home; eligible buyers pay $0 from 1 July 2026.
- SA stamp duty calculator$35,080 on a $750,000 home; first home buyers pay $0 on a new home.
- WA stamp duty calculator$29,741 on a $750,000 home; first home buyers pay $0 up to $600,000.
- TAS stamp duty calculator$28,935 on a $750,000 home; the first home exemption ended 30 June 2026.
- NT stamp duty calculator$37,125 on a $750,000 home; a $50,000 first-home grant, no concession.
Common questions
How much is stamp duty on a $800,000 house in NSW?
On Revenue NSW's 2026-27 rates, transfer duty on an $800,000 home is $30,187, an effective rate of 3.77%. Owner-occupiers and investors pay the same amount. An eligible first home buyer pays $0, because $800,000 is the top of the First Home Buyers Assistance Scheme exemption. A foreign buyer adds 9% surcharge purchaser duty, $72,000, on top.
What are the stamp duty rates for NSW in 2026?
Revenue NSW indexes the thresholds each 1 July. For 2026-27, duty is $1.25 per $100 up to $18,000, rising in steps to $11,602 plus $4.50 per $100 over $387,000 for a home between $387,001 and $1,290,000, then $5.50 per $100 above that and $7.00 per $100 over $3,870,000. On a $750,000 home that comes to $27,937. The full table is on this page.
How do I avoid paying stamp duty in NSW?
You cannot avoid transfer duty on a normal purchase, but you can pay less legally. The biggest saving is the First Home Buyers Assistance Scheme: an eligible first home buyer pays $0 up to $800,000 and a reduced amount up to $1,000,000 (Revenue NSW, contracts from 1 July 2023). On a $750,000 home that saves $27,937. Revenue NSW also exempts some transfers between spouses and on a relationship breakdown. Schemes sold as ways to dodge duty carry penalties, and the buyer is liable.
Who is exempt from paying stamp duty in NSW?
Revenue NSW lists these exemptions and concessions: eligible first home buyers (no duty up to $800,000, a concession to $1,000,000), transfers of a home between spouses or de facto partners, transfers on a marriage or relationship breakdown, primary production land passing between family members, and charities. Deceased estates pay concessional rates. Everyone else pays the standard rate: $27,937 on a $750,000 home.
When do you pay stamp duty in NSW?
Normally at settlement. Your conveyancer or solicitor calculates the transfer duty, lodges it with Revenue NSW and pays it out of the settlement funds, so the money has to be ready on the day on top of your deposit. On a $750,000 home in NSW that is $27,937 for an owner-occupier. Pay late and interest can be charged, which is why the conveyancer handles the timing.
Is stamp duty the same for an investment property in NSW?
Yes. NSW has one set of transfer duty rates, so an investor pays the same as an owner-occupier: $27,937 on a $750,000 home and $39,187 on $1,000,000 (Revenue NSW, 2026-27). The difference is the concessions: the first home buyer exemption is only for owner-occupiers buying their first home, and a foreign investor also pays the 9% surcharge.
Keep reading
- Stamp Duty CalculatorCalculatorAll eight states and territories in one calculator.
- First Home Buyer Guide NSWGrants, schemes and the NSW buying process.
- Cost of Selling a House in NSWThe sell side of a move, line by line.
- How Much Deposit Do You Need?Deposit, LMI and the schemes that waive it.
- Conveyancing in AustraliaWhat conveyancers do and what they cost.
Sources and methodology
- Revenue NSW: Transfer duty rates (2026-27 thresholds, indexed each 1 July) · page updated 19 August 2026, read 30 September 2026
- Revenue NSW: First Home Buyers Assistance Scheme · thresholds for contracts from 1 July 2023, read 30 September 2026
- Revenue NSW: 2024-25 State Budget (surcharge purchaser duty 8% to 9%) · transactions on or after 1 January 2025
- Revenue NSW: Transfer duty exemptions and concessions · read 30 September 2026
- Worked examples, tables and FAQ figures on this page are calculated by our stamp duty calculator from the schedules above, rounded to the dollar. They exclude the land titles registration and transfer fees.