NSW Stamp Duty Calculator
Work out your NSW transfer duty on the current 2026/27 rates, including the First Home Buyers Assistance Scheme exemption and concession, and the foreign purchaser surcharge.
Eligibility requires that you have never owned residential property in Australia, at least one buyer is an Australian citizen or permanent resident, and you move in within 12 months and live there for 12 continuous months.
NSW transfer duty rates, 2026/27
Revenue NSW adjusts these thresholds each year in line with CPI. These are the rates currently in force.
| Property value | Duty payable |
|---|---|
| $0 – $18,000 | $1.25 per $100 (minimum $20) |
| $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 |
First home buyer thresholds
New or existing home
- Up to $800,000 — no duty at all
- $800,000 to $1,000,000 — reduced duty on a sliding scale
- Over $1,000,000 — full duty
Vacant land
- Up to $350,000 — no duty at all
- $350,000 to $450,000 — reduced duty on a sliding scale
- Over $450,000 — full duty
Stamp duty is only part of what you need upfront
Lenders will not add stamp duty to your loan — it comes out of your own cash, alongside your deposit, LMI, legal fees and inspections. We will map out your total upfront cost, tell you what you can actually borrow, and handle the conveyancing too. Free, no obligation, call back within 12 hours.
NSW stamp duty questions
When do I have to pay it?
Within three months of the date of exchange of contracts, or interest starts accruing. The date of exchange is the date shown on the contract. In practice most buyers pay at or just before settlement.
Can I add stamp duty to my home loan?
Generally no. Lenders treat it as an upfront cost you fund yourself, on top of your deposit. This is the single most common budgeting mistake we see — buyers save a 20% deposit, then discover the duty was never part of it.
What if I have owned property overseas but never in Australia?
The First Home Buyers Assistance Scheme test looks at residential property ownership in Australia. Owning property overseas does not by itself disqualify you — but the rules around prior interests, spouses and trusts are detailed, and the surcharge purchaser duty rules are separate. Worth confirming before you exchange.
Do foreign buyers pay more?
Yes. Surcharge purchaser duty of 9% of the dutiable value applies to foreign persons acquiring residential property in NSW, on top of standard transfer duty. The 9% rate applies to contracts entered into on or after 1 January 2025. Whether you count as a foreign person depends on visa and residency status, not nationality alone.
Why does the concession drop off so sharply above $800,000?
Because the relief phases out linearly between $800,000 and $1,000,000. At $800,000 you save the full duty; at $1,000,000 you save nothing. In the middle, every extra dollar of purchase price costs you roughly 15 cents in lost concession on top of the duty itself — which is why the band just above $800,000 deserves careful thought.
Next: will you also pay LMI?
Stamp duty comes out of your cash, which shrinks your deposit — and a smaller deposit can push you over 80% LVR into Lenders Mortgage Insurance. Check what that would cost before you set your budget.
calculateLMI CalculatorThis calculator provides general information only and does not take into account your objectives, financial situation or needs. It applies the NSW transfer duty rates and First Home Buyers Assistance Scheme thresholds in force for the 2026/27 financial year and assumes a standard residential purchase by an individual. It does not cover shared equity arrangements, partial interests, off-the-plan arrangements, trusts, companies, or land over two hectares. Duty is assessed by Revenue NSW on the dutiable value, which may differ from the purchase price. Confirm your final figure with Revenue NSW or your conveyancer before relying on it. Mortgage Bridge does not guarantee loan approval or any particular outcome.