New South Wales stamp duty on any purchase price.
NSW transfer duty is a progressive bracket scale with six general bands, rising from 1.25% at the bottom to 5.5% above $1.29 million, plus a 7% premium band on residential value over $3.87 million. This page lists the 2026-27 rates as at October 2026, the First Home Buyers Assistance Scheme thresholds, the foreign surcharge and the payment rules, with two worked purchases.
New South Wales stamp duty rates (general / investment)
Revenue NSW exempts first home buyers up to $800,000 for homes (and $350,000 for vacant land), with a concession above that. Foreign persons pay a 9% surcharge purchaser duty.
The brackets below are Revenue NSW's 2026-27 schedule, which apply by contract date. They are indexed each 1 July, so a contract signed in June is assessed on last year's table while a July contract uses this one. Duty is 1.25% on the first $18,000 (with a $20 minimum), then $225 plus 1.5% over $18,000 to $38,000, $525 plus 1.75% over $38,000 to $103,000, $1,662 plus 3.5% over $103,000 to $387,000, and $11,602 plus 4.5% over $387,000 to $1,290,000.
Above $1,290,000 the rate is $52,237 plus 5.5% of the excess. Residential property worth more than $3,870,000 is also subject to premium duty of $194,137 plus 7% of the amount over that threshold. NSW charges the same schedule to investors and owner-occupiers, so unlike some states there is no reduced rate simply for living in the home; relief comes through the first home buyer scheme instead.
| Price bracket | Base duty | Rate |
|---|---|---|
| $0 to $18,000 | $0 | 1.25% of the amount over $0 |
| $18,000 to $38,000 | $225 | 1.5% of the amount over $18,000 |
| $38,000 to $103,000 | $525 | 1.75% of the amount over $38,000 |
| $103,000 to $387,000 | $1,662 | 3.5% of the amount over $103,000 |
| $387,000 to $1,290,000 | $11,602 | 4.5% of the amount over $387,000 |
| $1,290,000 to $3,870,000 | $52,237 | 5.5% of the amount over $1,290,000 |
| $3,870,000 to and above | $194,137 | 7% of the amount over $3,870,000 |
First home buyer stamp duty in New South Wales
Under the First Home Buyers Assistance Scheme, contracts exchanged from 1 July 2023 receive a full duty exemption on a new or existing home up to $800,000, with a concessional rate for values above $800,000 and below $1,000,000. For vacant land the exemption runs to $350,000 and the concession to $450,000. The exemption and the concession reduce the duty you would otherwise pay on the general table above.
Revenue NSW requires at least one eligible buyer to move in within 12 months after settlement and live there as their principal place of residence for at least 12 continuous months. Citizenship, residency and prior-ownership conditions also apply, and exceptional circumstances are assessed case by case. This calculator estimates the concessional band in a straight line between $800,000 and $1,000,000, so use Revenue NSW's own calculator for the exact figure. The First Home Owner Grant for new homes is a separate cash payment.
Owner-occupier and off-the-plan rules in NSW
NSW has no general owner-occupier rate: a buyer who will live in the property and an investor use the same schedule, and the only relief is the First Home Buyers Assistance Scheme above. That makes price the main lever. A $780,000 home bought by an eligible first home buyer attracts no duty, while the same home bought by a second-time buyer is assessed on the full table.
Off-the-plan purchases can involve timing relief rather than a lower rate, because the contract and the completion are months apart. Revenue NSW's Understanding Transfer Duty page covers how off-the-plan contracts are assessed, and the rules differ from standard purchases, so confirm the treatment of your contract with your conveyancer before you rely on any deferral.
Foreign buyer surcharge in New South Wales
Foreign persons buying residential-related property in NSW pay surcharge purchaser duty on top of ordinary transfer duty. The rate used by this calculator is 9% of the dutiable value; Revenue NSW's surcharge purchaser duty page carries the definitions and the current rate. A foreign co-purchaser can be liable for the surcharge even where another buyer qualifies for first home relief. Foreign owners may also face a separate land tax surcharge each year.
When New South Wales stamp duty is paid
NSW transfer duty is assessed by contract date and is normally paid through the conveyancer at or before settlement; Revenue NSW's Paying duties page sets out the deadline, which is measured from exchange or the transfer date. Because the rate year turns on 1 July, a contract exchanged near the end of June is worth discussing with your conveyancer, since the table for that year applies.
Worked examples: New South Wales stamp duty step by step
Both examples use illustrative round prices, not market statistics, and are calculated from the same rates as the calculator above, as at October 2026. Check the revenue office for the latest figures before you rely on them.
Investment purchase at $1,200,000
An investor buys a $1.2 million house to rent out. NSW applies the general table to investors. This is an illustrative price in the range of Sydney house values, not a market statistic.
- The price sits in the $387,000 to $1,290,000 bracket: $11,602 + 4.5% × ($1,200,000 − $387,000) = $11,602 + $36,585 = $48,187.
- Duty payable: $48,187 (4.02% of the price).
First home buyer purchase at $780,000
An eligible first home buyer buys an existing $780,000 home to live in. This is an illustrative price below the $800,000 exemption threshold.
- $780,000 is at or below the $800,000 first-home threshold, so duty is $0.
- Duty payable: $0 (0.00% of the price).
- For comparison, the same purchase without that concession or schedule would cost $29,287, so the difference is $29,287.
Stamp duty in other states
Rates, concessions and due dates differ sharply between jurisdictions. Compare New South Wales with the other state and territory calculators:
- Victoria stamp duty calculator
- Queensland stamp duty calculator
- Western Australia stamp duty calculator
- South Australia stamp duty calculator
- Tasmania stamp duty calculator
- Australian Capital Territory stamp duty calculator
- Northern Territory stamp duty calculator
Related tools and reading
- All InvestorJoint property calculators
- NSW first home buyer stamp duty concession guide
- Sydney growth corridors for investors
- Land tax thresholds in NSW, Victoria and Queensland
Frequently asked questions
Are first home buyers exempt from stamp duty in NSW?
Eligible first home buyers pay no transfer duty on a new or existing home up to $800,000 for contracts exchanged from 1 July 2023, with a concessional rate between $800,000 and $1,000,000. For vacant land the limits are $350,000 and $450,000. At least one buyer must move in within 12 months of settlement and live there for 12 continuous months.
What are the NSW transfer duty rates for 2026-27?
Revenue NSW's 2026-27 schedule is 1.25% to $18,000, then $225 plus 1.5% to $38,000, $525 plus 1.75% to $103,000, $1,662 plus 3.5% to $387,000, $11,602 plus 4.5% to $1,290,000 and $52,237 plus 5.5% above that. Premium duty of $194,137 plus 7% applies to residential value above $3,870,000.
Do NSW transfer duty thresholds change every year?
Yes. Revenue NSW indexes the duty thresholds each 1 July, and the rate year is set by the contract date. A contract exchanged on 30 June uses the previous year's table, which is why the 2026-27 brackets here differ from earlier published schedules.
Does NSW charge a different rate for investors and owner-occupiers?
No. The general schedule is the same for both; relief for owner-occupiers comes only through the First Home Buyers Assistance Scheme. An investor cannot claim the first home exemption.
What is the NSW surcharge purchaser duty for foreign buyers?
Foreign persons acquiring residential-related property pay surcharge purchaser duty on top of transfer duty. This calculator applies 9%. Check Revenue NSW for the current rate and the definition of a foreign person.
Where can I confirm these NSW rates?
Revenue NSW (revenue.nsw.gov.au) is the official source and publishes its own transfer duty calculator. Always check it before relying on an estimate for settlement.
Do I pay stamp duty on the contract price or the valuation?
On the dutiable value, which is usually the contract price. If the market value is materially higher (for example a discounted sale to a family member), the revenue office can substitute the valuation. For arm's-length open-market purchases the contract price is the answer.
Is stamp duty tax deductible for an investment property?
Not as an immediate deduction. Stamp duty on an investment property is added to the property's cost base, which reduces the capital gain when you eventually sell. Stamp duty on your own home is never deductible. Ask your accountant about your own position.