NSW Stamp Duty & Transfer Duty Calculator (2026)
In New South Wales, purchasers of residential real estate are legally obligated to pay Transfer Duty (commonly known as stamp duty) under the Duties Act 1997. Duty is calculated on a progressive graduated scale based on the property's dutiable value. Eligible first-home buyers can claim full exemptions on homes up to $800,000 or concessional discounts up to $1,000,000 through the First Home Buyers Assistance Scheme (FHBAS).
Property Details
Revenue NSW Transfer Duty & FHBAS Concessions
Calculation Breakdown
•Calculated in accordance with Revenue NSW statutory Transfer Duty rates under the Duties Act 1997.
•Standard non-first-homebuyer residential rates applied.
•Transfer duty must be paid within 3 months of entering into the contract of sale (or at settlement, whichever is earlier).
•Excludes foreign purchaser surcharge.
How Your NSW Stamp Duty Was Calculated
Based on your inputs: $900,000.00 AUD property value • Owner Occupier • Established Home
Revenue NSW Standard Transfer Duty
$35,230.00 AUDValue $900,000.00 AUD assessed across graduated statutory tiers up to 4.5% = $35,230.00 AUD
Duties Act 1997 applies progressive marginal rates from 1.25% up to 5.5% (or 7% for premium residential homes over $3,505,000).
First Home Buyers Assistance Scheme (FHBAS)
-$17,615.00 AUDNot applicable (selected as Owner Occupier).
$35,230.00 AUD
How this calculator works
How it works
- 01Dutiable Value: The purchase price or unencumbered market value of the NSW property, whichever is higher.
- 02Revenue NSW Progressive Tiers: Standard residential rates step up from 1.25% ($0 to $17k), 1.5% ($17k to $36k), 1.75% ($36k to $93k), 3.5% ($93k to $351k), 4.5% ($351k to $1.168M), and 5.5% ($1.168M to $3.505M).
- 03Premium Residential Rate: Properties exceeding $3,505,000 attract a top marginal rate of $175,825 plus 7.00% on the excess above $3,505,000.
- 04First Home Buyers Assistance Scheme (FHBAS): Full duty exemption (100% discount, saving up to $30,735) on new and established homes valued up to $800,000, with a sliding-scale discount up to $1,000,000.
- 05Vacant Land FHBAS: Full exemption for vacant residential land up to $350,000, with concessions up to $450,000.
- 06Foreign Purchaser Surcharge: An additional 8% surcharge applies to foreign persons acquiring residential land in NSW.
Tax rules that apply
- •Transfer duty must be paid within 3 months of signing the contract for sale, or at settlement, whichever occurs first.
- •To qualify for the FHBAS exemption or concession, the buyer (and spouse) must never have owned residential property in Australia, must be Australian citizens or permanent residents, and must move in within 12 months.
- •Off-the-plan purchases for owner-occupiers may defer transfer duty liability for up to 12 months after the contract date or until completion.
- •Foreign purchasers must pay the 8% surcharge even if eligible for other concessions under federal foreign investment framework.
Current Tax Rates
| Tax / Deduction | Rate | Notes |
|---|---|---|
| $0 to $17,000 | 1.25% | Minimum duty $10 |
| $17,001 to $36,000 | 1.50% | Base $212 + 1.5% over $17k |
| $36,001 to $93,000 | 1.75% | Base $497 + 1.75% over $36k |
| $93,001 to $351,000 | 3.50% | Base $1,495 + 3.5% over $93k |
| $351,001 to $1,168,000 | 4.50% | Base $10,525 + 4.5% over $351k |
| $1,168,001 to $3,505,000 | 5.50% | Base $47,290 + 5.5% over $1.168M |
| Premium Tier (> $3,505,000) | 7.00% | Base $175,825 + 7.0% on excess |
| FHBAS Full Exemption | Up to $800,000 | 100% duty-free for first-home buyers |
| Foreign Purchaser Surcharge | 8.00% | Additional duty on residential land |
What this calculator assumes
- Rates based on Revenue NSW 2026 statutory schedules under the Duties Act 1997.
- Assumes residential property (established dwelling, new build, or vacant residential land).
- Assumes compliance with standard Revenue NSW settlement timeframes.
Where our numbers come from
These calculators are based on official government tax rates and rules. We link directly to the source so you can verify everything yourself.
Revenue NSW — Transfer Duty Rates
NSW Government — Revenue NSW
Australian Taxation Office (ATO) — Individual Tax Rates
Australian Government — ATO
Frequently Asked Questions
When do I have to pay stamp duty in NSW?
Under Section 17 of the NSW Duties Act 1997, transfer duty must be paid within 3 months of exchanging contracts, or on or before settlement (completion), whichever happens first. In most private treaty transactions where settlement is 42 days (6 weeks), duty is remitted at settlement through PEXA (the electronic conveyancing platform) by your solicitor or conveyancer. If purchasing off-the-plan to live in as your home, duty payment can be deferred for up to 12 months after the contract date or until completion/assignment.
How does the First Home Buyers Assistance Scheme (FHBAS) sliding scale work?
For contracts exchanged on or after 1 July 2023, the FHBAS threshold provides a complete transfer duty exemption for homes valued up to $800,000. Between $800,000 and $1,000,000, a concessional sliding scale applies using the statutory formula: Concessional Duty = Standard Duty × ((Purchase Price − $800,000) ÷ $200,000). For example, on a $900,000 home (the midpoint of the concessional band), the discount is exactly 50% of the standard duty ($17,615 saving). For homes over $1,000,000, no discount applies and standard rates are paid.
What are the residence requirements for the NSW first-home buyer exemption?
To retain the FHBAS exemption or concession, at least one of the first-home buyers must move into the property within 12 months of settlement and continuously occupy it as their principal place of residence for at least 12 months. If you fail to satisfy this condition without an approved exemption from Revenue NSW (such as Australian Defence Force deployment), you will be reassessed and required to pay the full standard transfer duty amount plus potential interest and penalties.
Can I choose to pay an annual property tax instead of upfront stamp duty in NSW?
No. The previous First Home Buyer Choice (FHBC) scheme that allowed first-home buyers to opt into an annual property fee of $400 plus 0.3% of land value instead of upfront transfer duty was repealed by the NSW Government effective 1 July 2023. Existing properties enrolled in the annual tax prior to 1 July 2023 remain in that scheme until sold, but all new purchasers in NSW must pay upfront transfer duty subject to FHBAS exemptions.
Who is considered a foreign purchaser subject to the 8% surcharge in NSW?
A foreign person includes anyone who is not an Australian citizen, a permanent resident who has lived in Australia for at least 200 days in the past 12 months, or a New Zealander on a Subclass 444 visa meeting the 200-day presence rule. Foreign corporations and trusts where a foreign person holds a substantial interest are also subject. The 8% surcharge is calculated on the full purchase price and is added directly to standard transfer duty.
Does NSW charge stamp duty on the mortgage or loan amount?
No. Mortgage duty on owner-occupied and residential investment loans in New South Wales was completely abolished on 1 July 2016. Transfer duty is assessed solely on the property purchase price or market value, not on your mortgage borrowings or loan-to-value ratio (LVR).
