Last updated: May 2026
Stamp duty — officially called transfer duty in NSW — is one of the biggest upfront costs you face when buying property. It catches plenty of buyers off guard, particularly at the middle-to-upper end of the Sydney market where a $1 million purchase attracts over $40,000 in duty before you even pay a solicitor. This guide walks through every 2026 bracket, first home buyer concessions under the FHBAS (First Home Buyer Assistance Scheme), the foreign purchaser surcharge, and when duty is actually payable.
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Table of Contents
- NSW Stamp Duty 2026 — Quick Reference
- 2026 Transfer Duty Rate Brackets Explained
- Real Examples — What You'll Pay at Common Price Points
- First Home Buyer Assistance Scheme (FHBAS) 2026
- Foreign Purchaser Surcharge
- When Is Stamp Duty Payable in NSW?
- How to Reduce Your Stamp Duty Bill
- Frequently Asked Questions
NSW Stamp Duty 2026 — Quick Reference
Disclaimer: All figures below are general estimates based on Revenue NSW transfer duty rates current as at May 2026. Actual liability will vary based on the dutiable value of your transaction, your buyer status, and any applicable concessions. Always confirm your liability with Revenue NSW or a licensed conveyancer before exchange.
| Purchase Price | Estimated Transfer Duty (Owner Occupier) |
|---|---|
| $500,000 | ~$17,835 |
| $600,000 | ~$22,285 |
| $750,000 | ~$29,280 |
| $800,000 | ~$31,335 |
| $1,000,000 | ~$40,680 |
| $1,200,000 | ~$50,545 |
| $1,500,000 | ~$66,945 |
| $2,000,000 | ~$94,445 |
Key takeaways:
- Transfer duty is calculated on the dutiable value — the higher of the purchase price or the unencumbered value of the property.
- NSW does not have a separate "premium" rate tier for owner occupiers purchasing below $3 million.
- First home buyers purchasing at $800,000 or below pay zero transfer duty under the FHBAS.
- Foreign persons purchasing residential land pay standard transfer duty plus an 8% Foreign Person Surcharge (surcharge purchaser duty).
- Duty is typically payable within 3 months of signing the contract, or at settlement if that occurs earlier.
2026 Transfer Duty Rate Brackets Explained
NSW transfer duty is a progressive tax — each bracket applies only to the portion of the dutiable value that falls within it, not the entire purchase price. The 2026 general rate schedule is:
| Dutiable Value | Rate |
|---|---|
| $0 – $16,000 | $1.25 per $100 |
| $16,001 – $35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001 – $93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001 – $351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001 – $1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| $1,168,001 and above | $47,295 + $5.50 per $100 over $1,168,000 |
These are the general transfer duty rates that apply to most residential purchases by Australian citizens and permanent residents. A different rate schedule applies to foreign persons (see Foreign Purchaser Surcharge below), and concessional rates apply to first home buyers purchasing within FHBAS thresholds.
What is dutiable value? Revenue NSW assesses duty on the higher of two figures: the agreed contract purchase price, or the unencumbered market value of the property at the time of transfer. For standard arm's-length purchases, these figures are the same. Where a property is sold below market value — such as between family members — Revenue NSW may reassess the dutiable value upward.
Transfer duty vs stamp duty: The terms are used interchangeably, but the legally correct term in NSW is transfer duty. The Office of State Revenue (OSR) rebranded to Revenue NSW in 2017. Any reference to "stamp duty" in contracts or searches means the same tax.
Real Examples — What You'll Pay at Common Price Points
Working through the bracket calculations makes the numbers real. These figures use the 2026 general rate schedule for owner occupiers.
$750,000 Purchase — Approximately $29,280
| Bracket | Amount in Bracket | Rate | Duty |
|---|---|---|---|
| $0 – $16,000 | $16,000 | 1.25% | $200 |
| $16,001 – $35,000 | $19,000 | 1.50% | $285 |
| $35,001 – $93,000 | $58,000 | 1.75% | $1,015 |
| $93,001 – $351,000 | $258,000 | 3.50% | $9,030 |
| $351,001 – $750,000 | $399,000 | 4.50% | $17,955 |
| Total | ~$28,485 |
Revenue NSW's online calculator rounds slightly differently; the commonly cited figure for $750,000 is ~$29,280. Use the Stamp Duty Quote Calculator for an exact figure tied to your specific transaction.
$1,000,000 Purchase — Approximately $40,680
At $1 million, you have moved well into the 4.5% bracket. The blended effective rate is approximately 4.1% of the purchase price — significantly higher than the headline rate suggests for buyers anchored to lower price points.
$1,500,000 Purchase — Approximately $66,945
At $1.5 million, the highest bracket (5.5% on amounts over $1,168,001) starts to bite. The portion above $1,168,000 — in this case $332,000 — is taxed at 5.5%, adding approximately $18,260 to the base amount of $47,295. The blended effective rate is around 4.5%.
Why the jump at $1,168,001 matters for Sydney buyers: A large portion of Sydney houses now transact in the $1–$1.5 million range. Moving from $1,168,000 to $1,168,001 triggers the highest marginal rate, adding thousands in duty for every $100,000 increase in purchase price.
First Home Buyer Assistance Scheme (FHBAS) 2026
The First Home Buyer Assistance Scheme (FHBAS) is administered by Revenue NSW and provides full or partial transfer duty concessions for eligible first home buyers. The current thresholds have been in place since July 2023 and remain unchanged for 2026.
Full Exemption — Zero Transfer Duty
- New homes at or below $800,000: full exemption, saving up to $31,335 in transfer duty
- Existing homes at or below $800,000: full exemption
- Vacant land at or below $350,000: full exemption
Concessional (Partial) Transfer Duty
- New and existing homes between $800,001 and $1,000,000: a sliding concessional rate applies — duty is progressively reduced as the price approaches $800,000
- Vacant land between $350,001 and $450,000: concessional rate applies
Eligibility Requirements
To qualify for the FHBAS, you must:
- Be an individual (not a company or trust)
- Be an Australian citizen or permanent resident
- Have never previously owned or co-owned residential property in Australia
- Intend to occupy the property as your principal place of residence within 12 months of settlement
- Live in the property for a continuous period of at least 6 months
Unlike the First Home Owner Grant (FHOG), the FHBAS applies to both new and established residential properties. It does not apply to investment purchases.
FHBAS application process: You apply for the concession as part of your conveyancing process. Your solicitor or conveyancer submits a First Home Buyer Assistance Scheme application (form ODA 001) to Revenue NSW at or before settlement. The duty concession is applied at the time of assessment — you do not pay first and claim a refund.
For detailed eligibility information, visit the Revenue NSW First Home Buyers Assistance Scheme page or the NSW Government First Home Buyers Assistance Scheme overview.
Check your borrowing capacity alongside your FHBAS benefit: The Borrowing Power Calculator lets you model how your deposit — including money saved by the duty exemption — affects your maximum loan amount.
Foreign Purchaser Surcharge
Foreign persons who acquire residential-related property in NSW pay standard transfer duty plus surcharge purchaser duty (the Foreign Person Surcharge). As of the most recent Revenue NSW assessment, the surcharge rate is 8% of the dutiable value of the residential land component.
Who Is a Foreign Person?
A foreign person is generally:
- A non-citizen who is not an Australian permanent resident
- A foreign corporation
- A trustee of a foreign trust
Important exception: New Zealand citizens holding a Special Category Visa (subclass 444) who have been physically present in Australia for at least 200 days in the 12 months prior to the contract date are exempt from surcharge purchaser duty.
Combined Duty on a $1,000,000 Purchase (Foreign Purchaser)
| Component | Amount |
|---|---|
| Standard transfer duty | ~$40,680 |
| Surcharge purchaser duty (8%) | $80,000 |
| Total duty payable | ~$120,680 |
This represents approximately 12% of the purchase price — a significant additional cost that foreign buyers must factor into their acquisition budget alongside LMI and conveyancing fees.
For full guidance on surcharge purchaser duty, visit the Revenue NSW surcharge purchaser duty page.
Also relevant for foreign purchasers: Lenders Mortgage Insurance (LMI) requirements differ for non-resident borrowers. Model your LMI exposure with the LMI Calculator.
When Is Stamp Duty Payable in NSW?
The timing of transfer duty payment is something many buyers confuse, particularly those coming from other states.
Standard residential purchase:
- Duty is assessed from the date the contract is signed (the OFI date or exchange date)
- Payment is due within 3 months of the date of the contract — or at settlement if settlement occurs before 3 months
- In practice, most conveyancers arrange payment at settlement, which aligns with the standard 6-week settlement period for NSW property
Off-the-plan purchases:
- Buyers may be eligible to defer payment for up to 12 months from contract date, or until settlement — whichever comes first
- An additional 12-month deferral may apply for eligible first home buyers
- This means a first home buyer purchasing off-the-plan may not pay duty until settlement — providing meaningful cashflow relief during the construction period
Auction purchases:
- Duty liability arises from the date the hammer falls (the contract date is the auction date)
- The same 3-month payment window applies, with settlement typically occurring before that deadline
Penalties for late payment: Revenue NSW charges interest on unpaid duty from the due date. In addition, penalties may apply. Never assume your conveyancer has arranged payment — confirm the due date and payment method before settlement.
How to Reduce Your Stamp Duty Bill
There are limited but legitimate ways to minimise NSW transfer duty.
1. First Home Buyer Assistance Scheme: If you are an eligible first home buyer purchasing at or below $800,000, a full exemption is the single most significant duty saving available — up to $31,335. Confirm eligibility with your conveyancer before exchange.
2. Buy below key thresholds: If your budget straddles $351,001 or $1,168,001, the rate increase at each threshold can add thousands. A property at $1,150,000 saves approximately $1,100 in duty compared to $1,168,001 — in a price-negotiation context, this is worth understanding.
3. Off-the-plan concessions: First home buyers purchasing off-the-plan may be eligible for the FHBAS concession assessed on the pre-construction value, potentially reducing the dutiable value below $800,000 even where the completed value exceeds that threshold.
4. Principal place of residence concession: NSW does not currently offer a separate duty concession for owner occupiers versus investors (unlike some other states). The general rate schedule applies to both. Ensure your conveyancer confirms your applicable rate.
5. Matrimonial / de facto property transfers: Transfers between spouses or de facto partners following relationship breakdown may qualify for a duty exemption under specific conditions. Specialist family law and tax advice is essential in this scenario.
Use the Conveyancing Quote Calculator to model your full legal and government costs — stamp duty, conveyancing fees, and registration charges — as a single number.
Frequently Asked Questions
Q: How much is stamp duty on a $800,000 property in NSW? A: For an owner occupier (non-first home buyer), transfer duty on an $800,000 purchase is approximately $31,335 under the 2026 general rate schedule. For an eligible first home buyer, the duty is $0 — a full exemption applies under the FHBAS for purchases at or below $800,000.
Q: Do first home buyers pay stamp duty in NSW in 2026? A: Not if the purchase price is $800,000 or below. The First Home Buyer Assistance Scheme (FHBAS) provides a full transfer duty exemption for both new and established homes up to $800,000. A concessional (reduced) rate applies for prices between $800,001 and $1,000,000. Above $1,000,000, full transfer duty applies at the general rate.
Q: What is the difference between stamp duty and transfer duty in NSW? A: They are the same tax. "Transfer duty" is the current official name used by Revenue NSW. "Stamp duty" is the historical term still widely used by buyers, agents and lenders. Both terms refer to the duty payable on the transfer of dutiable property in NSW.
Q: When do you pay stamp duty in NSW? A: Transfer duty is due within 3 months of the contract date, or at settlement if settlement occurs first. For standard 6-week settlements, duty is paid at settlement as part of the settlement funds. For off-the-plan purchases, eligible buyers may defer payment for up to 12 months from the contract date.
Q: How much is the foreign purchaser surcharge in NSW? A: Foreign persons purchasing residential land in NSW pay standard transfer duty plus an 8% surcharge purchaser duty on the dutiable value of the residential property. On a $1,000,000 purchase, this adds $80,000 to a standard duty liability of approximately $40,680 — for a total of approximately $120,680. NZ citizens on a subclass 444 visa who have been in Australia 200+ days in the prior 12 months are exempt.
Q: Is stamp duty tax-deductible in NSW? A: Transfer duty is a capital cost, not a deductible expense. For investors, it forms part of the cost base of the property and reduces your capital gain when you eventually sell, rather than being deducted in the year of purchase. It cannot be claimed as a rental deduction. Always confirm your tax position with a registered tax agent.
Q: Can I include stamp duty in my home loan? A: Most lenders do not allow stamp duty to be added to the loan amount for owner-occupied purchases. You typically need to fund transfer duty from genuine savings or equity in another property. Some lenders may consider capitalising duty costs for investment purchases, but this will increase your loan-to-value ratio (LVR) and potentially trigger LMI. Use the LMI Calculator to understand the impact.
Q: How is stamp duty calculated on vacant land in NSW? A: Vacant land is subject to the same general transfer duty rate schedule as residential property. The dutiable value is the purchase price of the land. For eligible first home buyers, a full exemption applies for vacant land up to $350,000, with a concessional rate for land between $350,001 and $450,000 under the FHBAS.
Methodology and Data Sources
Transfer duty rate brackets and FHBAS thresholds in this guide reflect the Revenue NSW schedule current as at May 2026. Dollar examples are general estimates using the published rate schedule and may differ slightly from Revenue NSW's official calculator due to rounding. The concessional rate for FHBAS purchases between $800,001 and $1,000,000 uses a sliding scale formula — consult Revenue NSW's calculator for precise amounts within this range. All figures are estimates only and do not constitute tax advice. Confirm your exact duty liability with Revenue NSW or a licensed NSW conveyancer.
Useful official resources:
- Revenue NSW — Transfer Duty
- Revenue NSW — First Home Buyers Assistance Scheme
- Revenue NSW — Surcharge Purchaser Duty
- NSW Government — First Home Buyers Assistance Scheme
Ready to calculate your exact duty? Use the Stamp Duty Quote Calculator for a free, instant estimate — no sign-up required.