Calculate NSW transfer duty (stamp duty) on a home or land, using the rates that apply to contracts from 1 July 2026. Duty on a $750,000 home is $27,937, but an eligible first home buyer pays nothing up to $800,000 and a reduced amount up to $1 million.
NSW Stamp Duty Calculator
Transfer duty from 1 July 2026 and first home buyer concessions · Updated 12 October 2026
- Duty without any concession
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- First home buyer saving
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- Duty as a share of the price
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General transfer duty for contracts from 1 July 2026. Foreign purchaser surcharge duty, the premium property rates for land and other concessions are not included.
NSW transfer duty rates from 1 July 2026
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 – $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 – $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 – $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 – $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 |
| Over $3,870,000 (premium rate, residential land) | $194,137 plus $7.00 for every $100 over $3,870,000 |
Examples
| Price | Standard duty | First home buyer (home) |
|---|---|---|
| $500,000 | $16,687 | $0 |
| $750,000 | $27,937 | $0 |
| $800,000 | $30,187 | $0 |
| $900,000 | $34,687 | $19,593.50 |
| $950,000 | $36,937 | $29,390.25 |
| $1,000,000 | $39,187 | $39,187 (no concession) |
| $1,500,000 | $63,787 | - |
First Home Buyers Assistance Scheme
- Homes (new or existing): no duty up to $800,000; a concessional rate above $800,000 and below $1,000,000.
- Vacant land to build a home: no duty up to $350,000; a concessional rate above $350,000 and below $450,000.
- The concession shrinks in a straight line across the range: duty = full duty − duty at $800,000 × ($1,000,000 − price) ÷ $200,000.
- You must be at least 18, an Australian citizen or permanent resident (at least one buyer), never have owned residential property in Australia, and move in within 12 months and live there for 6 months in a row.
FAQs
When is stamp duty due in NSW?
Generally within 3 months of the contract date, and most buyers pay through their conveyancer at settlement. Different timing can apply to off-the-plan purchases.
Can I choose the annual property tax instead?
The optional First Home Buyer Choice property tax closed to new purchases on 1 July 2023. Buyers now pay transfer duty, with the exemption and concession above for first home buyers.
Related calculators
- Mortgage Repayment CalculatorRepayments on your home loan
- Capital Gains Tax CalculatorTax when you sell an investment
Sources
- Revenue NSW: Calculate transfer duty
- Revenue NSW: First Home Buyers Assistance Scheme
- Duties Act 1997 (NSW), section 78A
Figures current as of 12 October 2026
Each formula is checked against a separate test sheet with at least three worked examples. Results are estimates based on the numbers you enter and the published rules; your actual figures may differ. This is general information, not financial or tax advice.
Spotted a mistake? Contact us and we will fix it and update the date above.