Stamp duty calculator NSW
Transfer duty on a New South Wales purchase at the 2026/27 thresholds, with the first home scheme, premium duty and the foreign purchaser surcharge.
Checked by Radif Partners · Editorial policy · Methodology
NSW transfer duty
$27,937
General transfer duty scale · 3.72 % of the price
| Duty at the general scale | $27,937 |
| Duty payable | $27,937 |
| Total to the revenue office | $27,937 |
Contract signed in 2026-27, residential property, one buyer profile for the whole purchase. How this is calculated
Transfer duty in New South Wales is charged on the dutiable value, the higher of the price and the market value, on a sliding scale that Revenue NSW indexes to the CPI every 1 July. For a contract signed in 2026/27 the top general band starts at $1,290,000 and premium duty starts at $3,870,000. Each band applies to every $100 or part of $100, so $500,050 is charged on 1,131 hundreds, not 1,130.5: Revenue NSW's own calculator returns $16,691.50 for it, and so does this one. A first home buyer pays nothing up to $800,000 on a home and $350,000 on vacant land; the concession then fades to full duty at $1,000,000 and $450,000. A foreign person adds surcharge purchaser duty of 9 % of the whole value. Duty is due within three months of exchange, or at settlement if that comes first.
The 2026/27 scale, band by band
Every NSW purchase starts from the same table. The concessions further down change the result, but they are all expressed against this scale, so it is worth reading once. These are the thresholds Revenue NSW publishes for the 2026/27 rate year, which covers contracts dated from 1 July 2026 to 30 June 2027.
| Dutiable value | Duty |
|---|---|
| $0 to $18,000 | $0 plus $1.25 per $100 above $0 |
| $18,000 to $38,000 | $225 plus $1.50 per $100 above $18,000 |
| $38,000 to $103,000 | $525 plus $1.75 per $100 above $38,000 |
| $103,000 to $387,000 | $1,662 plus $3.50 per $100 above $103,000 |
| $387,000 to $1,290,000 | $11,602 plus $4.50 per $100 above $387,000 |
| $1,290,000 to $3,870,000 | $52,237 plus $5.50 per $100 above $1,290,000 |
| over $3,870,000 (premium) | $194,137 plus $7.00 per $100 above $3,870,000 |
The minimum duty is $20. Each band is charged per $100 or part of $100, which is why the calculator rounds the amount above the band's floor up to the next hundred before applying the rate. That detail is invisible on round prices and worth a few dollars on the others; it is also the first place where online estimates disagree with the official assessment.
What the scale means at common NSW prices
The table below is produced by the same engine as the calculator above, for an owner-occupier who is not a first home buyer, a first home buyer, and a foreign investor. In NSW the first two columns are identical: unlike Victoria or Queensland, NSW has no general concession for people who live in their home, only the first home scheme.
| Price | Home buyer | First home buyer | Foreign investor |
|---|---|---|---|
| $500,000 | $16,687 | $0 | $61,687 |
| $750,000 | $27,937 | $0 | $95,437 |
| $900,000 | $34,687 | $19,594 | $115,687 |
| $1,000,000 | $39,187 | $39,187 | $129,187 |
| $1,500,000 | $63,787 | $63,787 | $198,787 |
Two figures stand out. At $900,000 the first home buyer pays $19,594 instead of $34,687, because the concession is still halfway through its fade. At $1,000,000 the concession has gone entirely. The foreign column shows how the surcharge dwarfs the duty itself: on a $1,000,000 home it adds $90,000.
How the first home concession fades between $800,000 and $1 million
The First Home Buyers Assistance Scheme does not use a separate rate table. Revenue NSW starts from the full duty at your price and takes off a share of the duty that would apply at the exemption threshold, a share that shrinks to nothing at the cap. For a home, the saving is the duty on $800,000 multiplied by ($1,000,000 minus your price) divided by $200,000. We checked the formula against Revenue NSW's First Home Buyers Assistance calculator at eight prices on 5 October 2026; it matches to the cent.
What the first home concession is worth in your state
First home buyer pays
$0
| Same purchase, not a first home | $25,687 |
| Saved by being a first home buyer | $25,687 |
| Rule applied | First Home Buyers Assistance Scheme: full exemption |
The practical effect: every $10,000 above $800,000 costs a first home buyer roughly $1,959 at the start of the fade and more towards the top, because the full duty itself is rising at 4.5 % while the saving shrinks. The full rules, the vacant land thresholds and the residence requirement are on the NSW first home buyer page.
Foreign buyers and the 9 % surcharge
A foreign person who acquires residential-related property pays surcharge purchaser duty of 9 % of the dutiable value of their share, in addition to transfer duty. New Zealand citizens and permanent residents who are not ordinarily resident in Australia can be caught even when they qualify for the first home scheme. Who counts as foreign, and the 200-day test, are explained on the NSW surcharge purchaser duty page.
Paying, and paying later off the plan
Duty is normally due within three months of exchange, or at settlement if that is sooner, and your conveyancer usually pays it through the settlement. Buying a home off the plan that you will live in allows a deferral of up to twelve more months; the conditions are on the NSW off-the-plan page. Late payment draws interest from the original due date, not from settlement.
How NSW compares
NSW sits in the upper half of the eight jurisdictions for a home buyer who is not a first home buyer, because it has no owner-occupier rate. On $800,000 the duty here is $30,187, against $21,850 for the same buyer in Queensland and $22,158 in the ACT. The eight-state comparison shows the ranking for your own price.