Stamp Duty NSW 2026: Rates, First Home Buyer Exemptions & Calculator

New South Wales charges transfer duty (stamp duty) on a progressive scale based on the property's dutiable value or purchase price, whichever is higher. For 2025-26 the brackets are: up to $17,000 at $1.25 per $100, $17,001–$36,000 at $1.50 per $100, $36,001–$97,000 at $1.75 per $100, $97,001–$364,000 at $3.50 per $100, $364,001–$1,212,000 at $4.50 per $100, $1,212,001–$3,636,000 at $5.50 per $100, and above $3,636,000 at 7% flat on the total value. For a median Sydney house at around $1.2 million, stamp duty is approximately $50,000–$52,000.

On a $750,000 apartment, expect roughly $29,000. Use our stamp duty calculator for your exact figure.

NSW offers significant stamp duty relief for first home buyers. If you purchase a new or existing home valued at $800,000 or less, you pay zero stamp duty — a full exemption. For properties valued between $800,001 and $1,000,000, you receive a sliding-scale concession that reduces as the value approaches $1 million.

Above $1 million, standard rates apply. To qualify, you must be an Australian citizen or permanent resident, be at least 18 years old, have never owned residential property in Australia, and intend to live in the property for at least 12 continuous months within the first year.

The exemption applies to both new builds and existing homes. NSW also offers the $10,000 First Home Owner Grant (FHOG) for new homes valued up to $600,000 — this stacks on top of the stamp duty exemption.

If you purchase an off-the-plan apartment or house-and-land package in NSW, you can apply for a concession that defers some of the duty or reduces it by excluding the unbuilt component at the time of exchange. This can save thousands on new developments. Foreign buyers face an additional 8% surcharge on residential property in NSW, on top of standard duty.

The short answer? In plain terms, a foreign buyer purchasing a $1 million property could pay approximately $40,000 in standard duty plus $80,000 in surcharge — totalling $120,000. Temporary residents purchasing a principal place of residence may be exempt from the surcharge in some circumstances.

Premium duty of 7% flat applies to properties over $3,636,000, replacing the progressive rates.

In NSW, stamp duty must be paid within three months of signing the contract of sale. Your solicitor or conveyancer typically handles the payment through Revenue NSW (previously the Office of State Revenue) as part of the settlement process. Payment can be made via BPAY, cheque, or electronic transfer.

If duty is not paid on time, interest and penalties may apply. Most buyers factor stamp duty into their upfront purchase costs alongside the deposit, legal fees, building inspections, and moving costs.

Some lenders will allow you to add stamp duty to your mortgage (capitalise it), though this increases your loan amount and total interest paid.

NSW previously offered the First Home Buyer Choice scheme, which let eligible first home buyers choose between paying stamp duty upfront or an annual property tax. This scheme was abolished on 1 July 2023. First home buyers now receive the stamp duty exemption or concession described above.

There has been ongoing debate about whether NSW should replace stamp duty entirely with a broad-based land tax, as recommended by multiple economic reviews including the Henry Tax Review. For now, stamp duty remains the standard approach for all property transfers in NSW.