Stamp Duty Calculator NSW
NSW stamp duty (transfer duty) on a home, land or investment property for 2026–27, with the first home buyer exemption and concession and foreign surcharge.
NSW stamp duty
$34,687.00Stamp duty on a home bought for $900,000 in NSW is $34,687 in 2026–27, an effective rate of 3.85%.
| Duty at general rates | $34,687.00 |
|---|---|
| Duty payable | $34,687.00 |
| Effective rate | 3.85% |
How this was calculated
| Duty: $11,602 + $4.50 per $100 (or part) over $387,00011,602 + ceil((900,000 − 387,000) ÷ 100) × 4.50 | $34,687.00 |
|---|---|
| Transfer duty payable | $34,687.00 |
Duty is charged per $100 or part of $100, so the value or the excess over each bracket is rounded up to the next $100 before the rate applies.
Stamp duty on a home bought for $900,000 in NSW is $34,687 in 2026–27, an effective rate of 3.85%.
Source: Revenue NSW Last verified How we keep this accurate
How NSW stamp duty is calculated
Transfer duty in NSW is charged on the dutiable value of the property, which is the price paid or the market value, whichever is higher. The rate is a base amount for the bracket plus a rate for every $100 (or part of $100) over the bracket floor, so the excess is rounded up to the next $100 before the rate applies. The brackets are indexed to CPI every 1 July.
| Dutiable value (2026–27) | Duty |
|---|---|
| $0 – $18,000 | $1.25 per $100 |
| $18,001 – $38,000 | $225 + $1.50 per $100 over $18,000 |
| $38,001 – $103,000 | $525 + $1.75 per $100 over $38,000 |
| $103,001 – $387,000 | $1,662 + $3.50 per $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| $1,290,001 – $3,870,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Over $3,870,000 (residential) | $194,137 + $7.00 per $100 over $3,870,000 (premium duty) |
Worked examples
- $500,000 home: $11,602 + 1,130 × $4.50 = $16,687 (3.34% of the price).
- $900,000 home: $11,602 + 5,130 × $4.50 = $34,687.
- $1,500,000 home: $52,237 + 2,100 × $5.50 = $63,787.
- $850,000 first home: $32,437 − (($1,000,000 − $850,000) ÷ $200,000 × $30,187, the duty on $800,000) = $9,796.75, a saving of $22,640.25.
First home buyers
Under the First Home Buyers Assistance Scheme an eligible buyer pays no transfer duty on a new or existing home valued up to $800,000 and a reduced amount up to $1,000,000. The concession is not a simple proportion of the duty on your home: under section 78A of the Duties Act the full duty is reduced by a sliding share of the duty on an $800,000 home ($30,187), so at $850,000 three quarters of that amount comes off and at $950,000 one quarter does. For vacant land to build on, the exemption runs to $350,000 and the concession to $450,000. To qualify you must be 18 or over, an Australian citizen or permanent resident (at least one buyer), never have owned residential property in Australia, and move in within 12 months and live there for at least 12 continuous months. The calculator applies the scheme when the switch is on; it does not test eligibility.
What else is payable at settlement
Duty is paid within three months of the contract date (at settlement for most buyers, through the conveyancer). Mortgage registration and transfer fees at NSW Land Registry Services are separate and small. The First Home Owner Grant ($10,000 for new homes up to $600,000, or $750,000 for a house-and-land package) is a different scheme with its own application. Foreign persons pay surcharge purchaser duty of 9% on residential property on top of transfer duty, and surcharge land tax each year after.
Frequently asked questions
How much is stamp duty on a $900,000 house in NSW?
Transfer duty on a $900,000 home in NSW is $34,687 for 2026–27: $11,602 plus $4.50 for every $100 over $387,000 (5,130 × $4.50 = $23,085). An eligible first home buyer pays $19,593.50: the concession takes off half of the $30,187 duty on $800,000, because $900,000 is halfway through the $800,000 to $1,000,000 range.
Do first home buyers pay stamp duty in NSW?
Not on a home valued up to $800,000, and a reduced amount up to (but not including) $1,000,000, under the First Home Buyers Assistance Scheme. For vacant land the limits are $350,000 and $450,000. Buyers must be 18 or over, at least one must be an Australian citizen or permanent resident, neither the buyer nor their spouse or partner can have owned residential property in Australia, and they must move in within 12 months of settlement and live there for at least 12 continuous months. At $1,000,000 or more full duty applies.
Is stamp duty in NSW calculated on the purchase price or the valuation?
On whichever is higher. For an arm’s-length sale that is the contract price including GST. Where the price is below market value (a sale between family members, for example) Revenue NSW uses a valuation. The dutiable value also includes any consideration beyond the price, such as debts assumed.
When is stamp duty paid in NSW?
Within three months of signing the contract, or at settlement if that is earlier, which for most purchases means the conveyancer pays it from settlement funds. Off-the-plan buyers who will live in the home can defer payment for up to 12 months. Late payment attracts interest and penalties.
What is premium transfer duty?
A higher rate for residential land with a dutiable value above the premium threshold, $3,870,000 in 2026–27. Duty is $194,137 plus $7 for every $100 over the threshold, instead of $5.50. It applies only to residential property; commercial and non-residential land pays the ordinary top rate of 5.5% on the excess over $1,290,000.
How much is the foreign buyer surcharge in NSW?
Surcharge purchaser duty is 9% of the dutiable value, paid in addition to ordinary transfer duty, when a foreign person buys residential property. On a $900,000 home that is $81,000 on top of $34,687. Foreign owners also pay surcharge land tax of 5% each year. Australian citizens and most permanent residents who are ordinarily resident are not foreign persons.
Sources and assumptions
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