NSW stamp duty rates
Revenue NSW charges transfer duty on a sliding scale that rises with the property's value. These are the rates the calculator uses, as Revenue NSW publishes them.
| Dutiable value | Duty |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| $1,290,001 to $3,870,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Over $3,870,000 (premium property duty, residential property) | $194,137 plus $7.00 for every $100 over $3,870,000 |
Stamp duty on a $700,000 and $800,000 home in NSW
The table shows what different buyers pay in NSW at two common prices. Change the price, buyer and property type in the calculator above to see your own figure.
| Buyer | $700,000 | $800,000 |
|---|---|---|
| Owner-occupier or investor | $25,687 | $30,187 |
| First home buyer (new or established home) | $0 | $0 |
| Foreign purchaser, including the 9% surcharge | $88,687 | $102,187 |
How stamp duty is calculated in NSW
Find the band the dutiable value falls in and apply its rate. A $700,000 purchase at the general rate falls in the “$387,001 to $1,290,000” band ($11,602 plus $4.50 for every $100 over $387,000):
$11,602 + $4.50 × 3,130 (the number of $100 steps above $387,000) = $25,687
The dutiable value is the price you pay, or the property's market value if that is higher. Concessions then reduce or remove the duty, and a foreign purchaser surcharge is added on top.
First home buyer stamp duty in NSW
Under the First Home Buyers Assistance Scheme, eligible first home buyers pay no transfer duty on a new or existing home valued at $800,000 or less, or on vacant land for a home valued at $350,000 or less. Above those values the duty is reduced, and the saving shrinks evenly to nothing at $1 million for a home and $450,000 for land.
For example, on a $900,000 home a first home buyer pays $19,593.50 instead of $34,687. The concessional duty is the full duty less the duty on $800,000 scaled by how far the price is below $1 million, with a $20 minimum.
| Property | No transfer duty | Reduced duty | Full duty |
|---|---|---|---|
| New or existing home | $800,000 or less | Over $800,000 and under $1,000,000 | $1,000,000 or more |
| Vacant land to build a home on | $350,000 or less | Over $350,000 and under $450,000 | $450,000 or more |
To qualify, Revenue NSW says you must:
- buy a new or existing home, or vacant land to build one on, in NSW, and buy the whole property
- be an individual over 18 (not a company or trust)
- never have owned or co-owned residential property in Australia, and neither has your spouse or partner
- never have received an exemption or concession under the scheme before
- have at least one buyer who is an Australian citizen or permanent resident
- move in within 12 months of settlement and live there for at least 12 continuous months (for a home).
Foreign purchaser surcharge in NSW
Foreign persons buying residential-related property in NSW pay surcharge purchaser duty of 9% of the dutiable value, on top of transfer duty and at the same time. On a $700,000 home that is $63,000, for a total of $88,687.
Qualifying for the First Home Buyers Assistance Scheme doesn't exempt a foreign person from the surcharge. Revenue NSW gives the example of New Zealand citizens and permanent residents who are eligible for the scheme but aren't ordinarily resident in Australia.
When is stamp duty due in NSW?
You must pay transfer duty by the earlier of the settlement date and 3 months after signing the contract. If there is no contract, the 3 months run from the date of the transfer or deed. Revenue NSW charges daily interest on overdue duty.
Most buyers pay through their solicitor or conveyancer at settlement. If you buy off the plan you may be able to defer payment by up to 12 months more; that delays the duty but doesn't reduce it.
Who is exempt from stamp duty in NSW?
Most buyers pay transfer duty. Revenue NSW lists these exemptions and concessions:
Sellers don't pay transfer duty: the buyer does. Revenue NSW checks first home buyer claims against other government data, and false claims attract penalties.
- first home buyers under the First Home Buyers Assistance Scheme
- a spouse or de facto partner receiving an interest in their partner's home
- transfers after a marriage or relationship breaks down
- property from a deceased estate (a concessional rate may apply)
- primary production land transferred between family members
- some transactions by complying self-managed super funds, and by charitable organisations.
What the calculator leaves out
- Land titles registration and transfer fees, which are charged separately.
- Off-the-plan, pensioner and other special concessions, and purchases split between eligible and ineligible buyers.
- Mixed-use, commercial and primary production property.
For a formal figure, use the Revenue NSW transfer duty calculatoror ask your conveyancer. Stamp duty is paid from your own money in most cases, so add it to the deposit you need: ourfirst home buyer schemes and grants guide covers the deposit side, and themortgage repayment calculator shows what the loan will cost.
NSW stamp duty questions
How much is stamp duty on a $800,000 house in NSW?
$30,187 at the 2026/27 rates: $11,602 plus $4.50 for every $100 over $387,000. An eligible first home buyer pays nothing, because $800,000 is the top of the full exemption.
How much is stamp duty on a $700,000 house in NSW?
$25,687 for an owner-occupier or investor at the 2026/27 rates, or nothing for an eligible first home buyer. A foreign buyer would pay $88,687 including the 9% surcharge.
Who is exempt from paying stamp duty in NSW?
Eligible first home buyers on homes up to $800,000 (or vacant land up to $350,000), spouses and de facto partners receiving an interest in the home, transfers after a relationship breakdown, and some family farm, deceased estate, super fund and charity transfers. Everyone else pays the standard rates.
How do I avoid paying stamp duty in NSW?
On an ordinary purchase you can't avoid it, but you can pay less or nothing if you qualify for a concession, chiefly the First Home Buyers Assistance Scheme. Check the eligibility rules before you exchange contracts: Revenue NSW reviews claims and charges interest and penalties if you don't meet them.
What is the formula for calculating stamp duty in NSW?
Find the band your price falls in, then add the band's base amount to its rate for every $100 (or part of $100) above the band's threshold. On $700,000: $11,602 plus $4.50 × 3,130 = $25,687.
When do you pay stamp duty in NSW?
By settlement, or within 3 months of signing the contract if that comes first. Off-the-plan buyers may be able to defer it by up to 12 months more.
