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NSW Stamp Duty Calculator

Work out the transfer duty on a NSW home or block of land, including the first home buyer exemption and concession and the surcharge for foreign buyers.

2026/27 rates, from 1 July 2026How transfer duty works

Your purchase

Property value

The price you pay or the market value, whichever is higher.

What are you buying?

A new or existing home, or vacant residential land to build on.

A homeVacant land

Are you a first home buyer?

Under the NSW First Home Buyers Assistance Scheme.

NoYes

Is any buyer a foreign person?

Foreign persons pay surcharge purchaser duty on residential property.

NoYes

Duty payable$32,437

Your transfer duty

Transfer duty payable

$32,437

3.82% of the property value.

Transfer duty at standard rates: $32,437

Revenue NSW 2026/27 rates, for contracts dated 1 July 2026 to 30 June 2027. Source: Revenue NSW (opens in a new tab)

Book a free consultation to confirm your numbers

Estimate only, not an offer of credit or financial advice. Lenders apply their own rates, fees and assessment rules.

Duty at different prices

How transfer duty rises with the property value.

Transfer duty

How this calculator works

Uses Revenue NSW's 2026/27 rates and thresholds, which apply to contracts dated 1 July 2026 to 30 June 2027. The general thresholds are indexed to inflation every 1 July; the first home buyer thresholds and the 9% surcharge are not.
Duty is charged on the dutiable value: the higher of the price you pay and the market value.
It assumes you buy the whole property as individuals. Part shares, shared equity, off-the-plan deferrals and other exemptions (such as transfers between spouses) aren't included. The surcharge assumes every buyer is a foreign person; if only some are, it applies to their share.
Registration fees, conveyancing and lender costs aren't included. Your conveyancer or solicitor confirms the final amount.

Transfer duty explained

How NSW transfer duty works

Transfer duty, still often called stamp duty, is a NSW tax the buyer pays when buying property. For most people it's the biggest upfront cost after the deposit, so it's worth knowing the number before you make an offer.

What you pay duty on

Duty is worked out on the dutiable value: the price you agree to pay or the property's market value, whichever is higher. The scale is progressive, so each slice of the value is charged at a higher rate than the one below it. Part of every $100 counts as a full $100.

The thresholds move with inflation every 1 July, and the rate year is set by the date of your contract. The table shows the 2026/27 rates.

First home buyers

The First Home Buyers Assistance Scheme removes or reduces duty for eligible first home buyers. These thresholds have applied to contracts since 1 July 2023 and aren't indexed.

New or existing home: no duty up to $800,000, reduced duty under $1,000,000.
Vacant land to build a home on: no duty up to $350,000, reduced duty under $450,000.

Between the two thresholds the saving shrinks evenly to nothing. For example, a first home buyer paying $900,000 for a home would pay $19,593.50 instead of $34,687. You, and your spouse or partner, must never have owned residential property in Australia, and for a home one of you must move in within 12 months and live there for at least 12 months in a row. Revenue NSW has the full eligibility rules (opens in a new tab), and our first home buyer stamp duty guide walks through them.

Foreign buyers

A foreign person buying residential property, including vacant residential land, usually pays surcharge purchaser duty of 9% of the dutiable value, on top of transfer duty. On a $1 million home that's $90,000 in surcharge plus $39,187 in transfer duty. The first home buyer scheme doesn't reduce the surcharge. See who counts as a foreign person (opens in a new tab).

When duty is due

You must pay within 3 months of signing the contract, and the transfer can't settle until duty is paid, so it's due at settlement if that comes first. Your conveyancer or solicitor usually pays it from your funds at settlement. If you buy off the plan to live in, you may be able to defer it for up to 12 months. Read Revenue NSW's guide to paying transfer duty (opens in a new tab).

For every exemption and concession, including transfers between spouses and deceased estates, read our complete guide to NSW stamp duty.

Transfer duty rates 2026/27

NSW transfer duty rates for contracts dated 1 July 2026 to 30 June 2027
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
Over $1,290,000	$52,237 plus $5.50 for every $100 over $1,290,000
Homes and residential land over $3,870,000 (premium duty)	$194,137 plus $7.00 for every $100 over $3,870,000

For contracts dated 1 July 2026 to 30 June 2027. Source: Revenue NSW, How to calculate transfer duty (checked 25 September 2026).

NSW stamp duty questions, answered

It depends on the price. NSW transfer duty (the new name for stamp duty) is charged on a sliding scale, so the rate rises with the property value. On the 2026/27 rates, a $900,000 home attracts $34,687 in duty, about 3.9% of the price. First home buyers may pay less or nothing, and foreign buyers pay a 9% surcharge on top.

Not always. Under the First Home Buyers Assistance Scheme, eligible buyers pay no transfer duty on a new or existing home valued up to $800,000, or vacant land up to $350,000. Homes under $1 million and land under $450,000 get a reduced rate. You must meet the eligibility rules, including living in the home for at least 12 continuous months.

Within 3 months of signing the contract, or by settlement if that comes first, because the transfer can't settle until duty is paid. Your conveyancer or solicitor usually pays it from your funds at settlement. If you're buying off the plan to live in, you may be able to defer payment for up to 12 months.

No. Revenue NSW indexes the transfer duty and premium duty thresholds to inflation every 1 July, and the rates that apply depend on the date of your contract. This calculator uses the 2026/27 rates, for contracts dated 1 July 2026 to 30 June 2027. The first home buyer thresholds and the foreign buyer surcharge are not indexed.

Yes. A foreign person buying residential property in NSW usually pays surcharge purchaser duty of 9% of the property value, on top of transfer duty. On a $1 million home that's $90,000 in surcharge plus $39,187 in transfer duty. Being eligible for the first home buyer scheme doesn't remove the surcharge.

Sometimes. Duty is usually paid from your savings at settlement, and lenders count it when they check you have enough for your deposit and costs. With enough equity, a family guarantee or a larger loan, some lenders may cover more of your upfront costs. Phillip can check what's possible for your situation.

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