How NSW stamp duty is calculated (2026-27)
Rates checked 15 Oct 2026 against Revenue NSW.
NSW transfer duty (stamp duty) is charged on a sliding scale on the property's dutiable value: the higher of the price you pay and the market value. Thresholds are indexed to CPI each year; the rate year is set by your contract date. This calculator uses the Revenue NSW 2026-27 rates.
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 per $100 (min $20) |
| $18,001 – $38,000 | $225 + $1.50 per $100 over $18,000 |
| $38,001 – $103,000 | $525 + $1.75 per $100 over $38,000 |
| $103,001 – $387,000 | $1,662 + $3.50 per $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Residential over $3,870,000 (premium) | $194,137 + $7.00 per $100 over $3,870,000 |
Example: a $750,000 home: $11,602 + ($750,000 − $387,000) × 4.5% = $27,937.
General information only, not financial, tax or credit advice. Check your situation with the ATO, your state revenue office or a licensed adviser.
NSW stamp duty FAQs
Do first home buyers pay stamp duty in NSW?
Eligible first home buyers pay no transfer duty on a new or existing home valued at $800,000 or less, and get a reduced rate on homes valued under $1 million. Vacant land is exempt up to $350,000 with concessions under $450,000. Eligibility rules apply, including living in the home for 12 months.
How is the first home buyer concession worked out?
Between $800,000 and $1 million the discount shrinks evenly: full duty minus duty-on-$800,000 × ($1,000,000 − price) ÷ $200,000. On an $850,000 home that saves about $22,640. This formula comes from independent calculators, so confirm the figure with Revenue NSW.
What is the foreign purchaser surcharge?
Foreign persons buying residential-related property in NSW generally pay surcharge purchaser duty of 9% of the dutiable value, on top of normal transfer duty, unless an exemption applies.
When do the rates change?
NSW transfer duty thresholds are indexed to CPI and change each financial year from 1 July. The rate year that applies is based on your contract date.
Is this the exact amount I'll pay?
It's an estimate. Your conveyancer or solicitor confirms the final amount, which can depend on exemptions, concessions and how dutiable value is assessed.