Stamp Duty in New South Wales
New South Wales uses a progressive transfer duty system with rates from $1.25 to $5.50 per $100, plus a 7% premium rate on residential property above $3.87M. The brackets are re-indexed to inflation every 1 July; for 2026–27 the top general bracket starts at $1,290,000. NSW does not differentiate between owner-occupiers and investors — the same rates apply regardless of intended use.
First Home Buyer Concessions — NSW
First home buyers in NSW pay no stamp duty on homes up to $800,000 under the First Home Buyers Assistance Scheme (FHBAS). Homes above $800,000 and below $1,000,000 pay a reduced amount set by a formula in the Duties Act: the normal duty, less a share of the duty on an $800,000 home that shrinks to nothing at $1,000,000 (about $19,594 on a $900,000 home). You must move in within 12 months and live there for 12. The First Home Owner Grant of $10,000 is for new homes only, up to $600,000 (or $750,000 for land plus a building contract).
Additional Information
NSW also offered the Home Buyer Choice scheme, allowing eligible buyers of properties up to $1.5M to opt into an annual property tax instead of upfront stamp duty. Foreign buyers in NSW pay a 9% surcharge on top of standard transfer duty — the highest foreign surcharge in Australia, increased from 8% in January 2025.
Property Market
In Sydney, with a median house price around $1.4M, stamp duty is one of the largest upfront costs buyers face. Even in regional NSW, median prices of $550,000–$700,000 attract significant duty.
Use our Stamp Duty Calculator to get an exact estimate, or check the First Home Buyer Calculator to see your total benefits including grants and concessions. For your exact liability, consult a licensed conveyancer or your state revenue office.