NSW Stamp Duty 2026-27: Rates and Calculation

Transfer duty is the single largest upfront cost most buyers face after the deposit. In New South Wales it can run into tens of thousands of dollars on a typical Sydney purchase, and the rate schedule moves in steps that surprise first-time buyers. This guide sets out the NSW transfer duty rates that apply from 1 July 2026, who qualifies for a concession or full exemption, how foreign purchasers are treated, and how the calculation works on a real purchase price.

AgentBridge publishes this guide for buyers, sellers and developers who want a clear picture of the duty cost before they sign a contract. The figures are sourced from Revenue NSW and apply to the 2026-27 financial year. The brackets are indexed to CPI each 1 July, so confirm the live figures with Revenue NSW before you exchange.

What Stamp Duty Is in NSW

Transfer duty (the formal name in NSW) is a state tax on the dutiable value of a property transfer. In most cases the dutiable value is the higher of the contract price or the market value of the property. Revenue NSW administers the tax under the Duties Act 1997.

The buyer pays the duty, not the seller. It falls due within 3 months of signing the contract for an existing property. For eligible off-the-plan purchases where the off-the-plan deferral applies, it falls due at settlement, or 15 months after the contract date if that comes first. Late payment attracts interest and penalty tax.

Transfer duty applies to residential, commercial and vacant land purchases in NSW unless a specific exemption applies. The most common exemptions cover first home buyers under the First Home Buyers Assistance Scheme, certain spousal and family transfers, and deceased estate transfers to beneficiaries.

The 2026-27 NSW Stamp Duty Rate Schedule

The NSW schedule has six general brackets plus a premium rate for high-value homes. These rates apply to contracts dated on or after 1 July 2026.

The premium rate in the top bracket applies only to residential property valued over $3,870,000. Commercial property above that value stays on the 5.50% general rate. The rates per $100 are the same as in 2025-26; only the dollar thresholds and base amounts have moved with CPI.

Worked Examples: Calculating Duty on $750k, $1M and $1.5M Purchases

Three worked examples show how the bracket method works in practice.

Example 1. $750,000 established home in Western Sydney.

The $750,000 purchase falls in the $387,001 to $1,290,000 bracket. Duty is $11,602 plus $4.50 per $100 over $387,000.

The amount over $387,000 is $363,000. At $4.50 for each $100 (3,630 lots of $100) the variable component is $16,335. Total duty payable is $11,602 plus $16,335, or $27,937.

For a buyer who is not a first home buyer, that $27,937 is the bill. An eligible first home buyer purchasing the same property would pay nothing, because it sits under the $800,000 full exemption threshold.

Example 2. $1,000,000 family home in the Hills District.

The $1,000,000 purchase also falls in the $387,001 to $1,290,000 bracket. Duty is $11,602 plus $4.50 per $100 over $387,000.

The amount over $387,000 is $613,000. At $4.50 for each $100 (6,130 lots of $100) the variable component is $27,585. Total duty payable is $11,602 plus $27,585, or $39,187.

At $1,000,000 the first home buyer concession no longer applies, so a first home buyer pays the same $39,187.

Example 3. $1,500,000 inner-Sydney apartment.

The $1,500,000 purchase falls in the $1,290,001 to $3,870,000 bracket. Duty is $52,237 plus $5.50 per $100 over $1,290,000.

The amount over $1,290,000 is $210,000. Divided by $100 that gives 2,100 units of $100. Multiplied by $5.50 the variable component is $11,550. Total duty payable is $52,237 plus $11,550, or $63,787.

A buyer at this price sits well above the first home buyer thresholds and pays the full amount. Foreign purchasers pay an additional 9% surcharge on top, which is set out below.

First Home Buyer Concession or Exemption: Who Qualifies and What You Get

The NSW First Home Buyers Assistance Scheme provides a full exemption from transfer duty for eligible first home buyers up to a property value cap, and a concessional rate for purchases just above it. The thresholds have applied since 1 July 2023 and are unchanged for 2026-27.

New and existing homes:

• Full exemption for properties up to $800,000.
• Concessional duty for properties above $800,000 and under $1,000,000.
• No concession at $1,000,000 or more.

Vacant land:

• Full exemption for land up to $350,000.
• Concessional duty for land above $350,000 and under $450,000.
• No concession at $450,000 or more.

To qualify, the buyer must be an individual (not a company or trust) aged 18 or over, at least one applicant must be an Australian citizen or permanent resident, and neither the buyer nor their spouse can have previously owned residential property anywhere in Australia. At least one applicant must move in within 12 months of settlement and live in the home as their principal place of residence for at least 12 continuous months.

The First Home Buyer Choice property tax option, which let some buyers choose an annual property tax instead of upfront duty, closed to new applicants on 30 June 2023. Buyers who opted in before then continue to pay annual property tax on those properties.

For the cash grant on new homes and how the duty relief stacks with federal schemes, see the NSW first home buyer grants guide.

Foreign Purchaser Surcharge: What Applies

Foreign persons buying residential-related property in NSW pay surcharge purchaser duty in addition to standard transfer duty. The surcharge rate is 9% of the dutiable value, a flat rate charged on top of the standard duty calculation. It has been 9% since 1 January 2025.

A foreign person, for surcharge duty purposes, includes individuals who are not Australian citizens or permanent residents, foreign corporations, and foreign trusts. New Zealand citizens who hold a Special Category Visa may still be foreign persons unless they meet specific residence tests. The surcharge applies whether the buyer is an owner-occupier or an investor.

On the $1.5M example above, a 9% surcharge adds $135,000 (9% of $1,500,000) to the duty bill, bringing total duty to $63,787 plus $135,000, or $198,787 for a foreign purchaser. Surcharge applies only to residential-related property, not commercial or industrial land.

Other Concessions Worth Knowing

Several other transfer duty concessions and exemptions exist in NSW outside the first home buyer scheme.

Off-the-plan deferral. Buyers purchasing an off-the-plan residential property they intend to occupy as their principal place of residence may defer paying transfer duty until settlement, assignment of the contract, or 15 months after the contract date (the normal 3 months plus a 12-month deferral), whichever is earliest. This is a timing concession, not a reduction in the duty itself.

Spousal and de facto transfers. Transfers between spouses or de facto partners of an interest in a principal place of residence are exempt from transfer duty, provided certain ownership and occupation conditions are met. The exemption also applies to transfers that result from a court order or binding financial agreement following separation.

Deceased estate transfers. Transfers to a beneficiary of a deceased estate in accordance with the terms of a will or under the laws of intestacy are generally subject only to nominal duty of $50.

Family farm transfers. Transfers of farming property between family members may qualify for a full exemption under specific conditions, including that a commercial primary production business is carried on on the land both before and after the transfer. Hobby farms do not qualify.

Charitable and government transfers. Transfers to registered charities, religious organisations and certain government bodies are exempt or eligible for concessional treatment.

No general pensioner concession applies in NSW for transfer duty. The First Home Buyers Assistance Scheme remains the main mechanism for owner-occupier relief.

How and When You Pay

Transfer duty in NSW is assessed by Revenue NSW based on the executed contract. The conveyancer or solicitor acting for the buyer lodges the contract and supporting documents through Revenue NSW's electronic duties system, which produces a duty assessment.

Duty must be paid before the transfer can be registered with NSW Land Registry Services. In practice, payment is made through the buyer's conveyancer at or shortly before settlement, with the funds drawn from the buyer's own funds or loan proceeds.

The strict legal deadline is 3 months from the contract date. Eligible off-the-plan buyers who meet the residence requirement may defer payment until settlement (or 15 months from the contract date, whichever is earlier). Late payment attracts daily interest plus penalty tax that can reach 25% of the duty payable.

Speak to a licensed conveyancer or solicitor for advice on timing and any concessions that may apply to your specific purchase.

Frequently Asked Questions

Do first home buyers pay any stamp duty in NSW on a $750,000 purchase? No. A property valued at $750,000 sits under the $800,000 full exemption threshold, so an eligible first home buyer pays $0 transfer duty. Eligibility requires Australian citizenship or permanent residency for at least one applicant, no prior property ownership, and 12 continuous months of owner-occupation.

What stamp duty applies if a foreign buyer purchases a $1,000,000 property in NSW? Standard duty on $1,000,000 is $39,187 (the $387,001 to $1,290,000 bracket: $11,602 plus $4.50 per $100 on the $613,000 over $387,000, which is $27,585). The 9% foreign purchaser surcharge adds $90,000. Total duty payable is around $129,187 before any other fees.

Did NSW stamp duty change on 1 July 2026? The rates per $100 did not change, but the bracket thresholds and base amounts rose with CPI, as they do each 1 July. For most prices that makes duty slightly lower than under the 2025-26 schedule. The first home buyer thresholds of $800,000 and $1,000,000 did not change.

Is the NSW First Home Buyer Choice annual property tax still available? No. The option closed to new applicants on 30 June 2023. Buyers who opted in before that date continue to pay annual property tax on the property they selected. New first home buyers fall under the First Home Buyers Assistance Scheme described above.

How is transfer duty calculated on off-the-plan apartments in NSW? Duty is calculated on the dutiable value using the standard rate schedule. Eligible owner-occupier buyers can defer payment for up to 15 months from the contract date, or until settlement if that comes first. The deferral is a cashflow benefit only; the duty itself does not change.

Does NSW have a pensioner concession on stamp duty? No general pensioner concession applies to transfer duty in NSW. The main relief mechanism is the First Home Buyers Assistance Scheme. Pensioners may qualify for the scheme if they meet the no-prior-ownership requirement.

Related Resources

• Australian Stamp Duty State by State 2026-27: transfer duty across all eight states and territories.
• How to Buy Property in New South Wales: the full NSW purchase process from offer to settlement.
• NSW First Home Buyer Grants, Schemes and Concessions: the First Home Owner Grant and the wider NSW first home buyer support landscape.

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Figures sourced from Revenue NSW. This article is general information only and does not constitute financial product advice. Confirm current rates and your eligibility directly with Revenue NSW or a licensed conveyancer before signing any contract.

Previous editions: NSW Stamp Duty Explained: Rates Concessions and How to Calculate It (2025-26 rules)