Stamp Duty Calculator NSW FY2026-27
This calculator works out NSW transfer (stamp) duty on a property purchase — duty payable, the effective rate on the property value, and the First Home Buyers Assistance Scheme exemption or concession if you qualify — using Revenue NSW's own FY2026-27 rate table and FHBAS thresholds.
Calculate your stamp duty
Transfer duty: $32,437 — an effective rate of 3.8% on the property value.
First home buyer duty: $0 — a saving of $0 versus the standard rate.
Not eligible for a First Home Buyers Assistance Scheme concession at this value — the scheme cuts off at $1,000,000, so the standard rate above applies.
Foreign purchaser surcharge (9%): $0
Transfer registration fee (NSW LRS): $182.73
Mortgage registration fee (NSW LRS): $182.73
Total government costs: $32,802.46
Buying a new (or substantially renovated) home? An eligible first home buyer may also qualify for the $10,000 First Home Owner (New Homes) Grant — new homes up to $600,000, or $750,000 for a land-plus-build contract. That's a grant paid to you, separate from (and on top of) the duty concession above.
This is general information, not financial or tax advice — consider a registered tax agent, solicitor or conveyancer for guidance specific to your purchase.
Stamp duty by property value, standard vs first home buyer (FY2026-27)
Duty payable for a range of property values, computed from the engine above. Cells marked † are outside the First Home Buyers Assistance Scheme's concession range ($1,000,000 and above) — the standard rate applies with no saving.
| Property value | Standard duty | First home buyer duty | FHB saving |
|---|---|---|---|
| $600,000 | $21,187 | $0 | $21,187 |
| $750,000 | $27,937 | $0 | $27,937 |
| $850,000 | $32,437 | $9,797 | $22,640 |
| $1,000,000 | $39,187 | $39,187 † | $0 † |
| $1,500,000 | $63,787 | $63,787 † | $0 † |
| $2,000,000 | $91,287 | $91,287 † | $0 † |
† At $1,000,000 or above, the First Home Buyers Assistance Scheme no longer applies — the standard duty rate is payable regardless of buyer type.
How this is calculated
NSW transfer duty is a bracketed, marginal-style schedule: each bracket has a published base amount of duty owed at its floor, plus a marginal rate applied to the excess above that floor. The rate is "per $100, or part" — the excess is rounded UP to the next whole $100 before the rate applies, so two dutiable values in the same $100 band can produce identical duty (see the worked $650,050/$650,100 example in this engine's own tests). Above the premium threshold ($3,870,000 for FY2026-27), a higher marginal rate applies to the excess above the threshold — modelled here as simply the schedule's top bracket, not a separate calculation.
| Dutiable value | Base duty at floor | Marginal rate on excess |
|---|---|---|
| $0 – $18,000 | $0 | 1.3% per $100 |
| $18,000 – $38,000 | $225 | 1.5% per $100 |
| $38,000 – $103,000 | $525 | 1.8% per $100 |
| $103,000 – $387,000 | $1,662 | 3.5% per $100 |
| $387,000 – $1,290,000 | $11,602 | 4.5% per $100 |
| $1,290,000 – $3,870,000 | $52,237 | 5.5% per $100 |
| $3,870,000 and over | $194,137 | 7% per $100 |
The First Home Buyers Assistance Scheme is a full exemption (zero duty) at or below $800,000, then a concessional band from $800,000 up to (but not including) $1,000,000 where duty phases in linearly from $0 up to the standard rate. Revenue NSW's own pages state these thresholds but not a published formula for the phase — the phase-in used here was reverse-engineered from Revenue NSW's own First Home Buyers Assistance calculator (multiple values checked, including the exact $1,000,000 cutoff), not from a government-published equation. See this engine's own tests for the worked evidence.
"Total government costs" adds two flat NSW Land Registry Services lodgement fees to duty: $182.73 to register the transfer and (if you're buying with a loan) $182.73 to register the mortgage — both from the 2026-27 NSW LRS fee schedule, GST-inclusive, and the same at any property value. The optional foreign purchaser surcharge is 9% of the dutiable value, calculated separately from (and added to) transfer duty.
Sources
- Revenue NSW — How to calculate transfer duty (general + premium rate tables, FY2026-27) — verified 2026-07-10
- NSW Land Registry Services — 2026-27 fee schedule (transfer + mortgage registration fees) — verified 2026-07-14
- Revenue NSW — Surcharge purchaser duty (9% foreign purchaser rate) — verified 2026-07-10
- Revenue NSW — Premium property duty guide (threshold, formula, "per $100, or part" wording) — verified 2026-07-10
- Revenue NSW — First Home Buyers Assistance scheme (exemption/concession thresholds) — verified 2026-07-10
- Revenue NSW — Transfer of Land or Business calculator (used to verify every duty figure on this page) — verified 2026-07-10
- Revenue NSW — First Home Buyers Assistance calculator (used to verify every FHB figure on this page) — verified 2026-07-10
Assumptions used here follow the same general approach as ASIC's MoneySmart calculators and may not reflect every personal circumstance — see "What this doesn't model" for specifics.
What this doesn't model
- Foreign purchaser surcharge exemptions. The foreign-purchaser toggle applies the flat 9% surcharge purchaser duty to the whole dutiable value. It doesn't model exemptions (e.g. for citizens of certain treaty countries, or transitional arrangements), part-foreign co-purchase apportionment, or surcharge land tax — the separate annual charge foreign owners also face.
- Off-the-plan purchases. Contracts for off-the-plan residential property can defer the liability date (and therefore which rate year and FHBAS thresholds apply) by up to 15 months — this calculator always uses today's rates.
- Premium-tier apportionment. For residential land also used for business, or parcels over two hectares, the premium rate only applies to the apportioned residential/first-2-hectare value, not the whole dutiable value — this calculator assumes a single ordinary residential property with no apportionment.
- Vacant land FHBAS thresholds. Vacant land you intend to build a home on has its own, lower FHBAS thresholds ($350,000 full exemption, concessional up to $450,000) — this calculator's first-home-buyer figures assume a home purchase, not vacant land.
- Other transaction fees. The NSW LRS transfer and mortgage registration fees ARE included above, but Revenue NSW's $20-per-duplicate/transfer duties fee, PEXA/electronic-lodgement platform charges, and any discharge-of-mortgage fee on a property you're selling are not.
If any of these apply to you, the duty you actually owe will differ from the figures above.
Frequently asked questions
How much is stamp duty on $850k in NSW?
For a standard purchase at $850,000, NSW transfer duty is $32,437 — an effective rate of 3.8% of the property value, for FY2026-27. If you qualify as a first home buyer, the First Home Buyers Assistance Scheme cuts that to $9,797 instead, a saving of $22,640 — see the next question for the eligibility thresholds.
First home buyer exemption thresholds?
Under the First Home Buyers Assistance Scheme, a new or existing home valued at $800,000 or less pays no transfer duty at all (a $500,000 home, for example, saves the full $16,687 it would otherwise cost). Between $800,000 and $1,000,000 you pay a reduced, phased-in rate instead of the full exemption — at $815,000, for instance, that's $2,939 rather than the standard $30,862. At $1,000,000 or above, no concession applies and you pay the standard rate. Vacant land you intend to build on has its own, lower thresholds ($350,000 exempt, concessional up to $450,000) — not modelled on this page.
When is stamp duty payable?
Transfer duty must be paid within three months of the date of exchange of contracts, to avoid interest charges — the date of exchange is whatever date is shown on the contract, not the later settlement date. Your solicitor or conveyancer normally arranges payment as part of settlement.
Is stamp duty different for investment properties?
The standard transfer duty rate itself is the same bracket schedule whether the property is owner-occupied or an investment — NSW doesn't charge a different general duty rate for investors. What does differ is eligibility for concessions: the First Home Buyers Assistance Scheme requires you to move in within 12 months of settlement and live there as your principal residence for at least 12 continuous months, so an investment property you don't intend to occupy won't qualify even if you're otherwise an eligible first home buyer. Separately, investment properties can attract land tax (an annual charge, not a one-off duty) that this page doesn't cover — see the land tax calculator.
What government fees apply on top of stamp duty in NSW?
Two NSW Land Registry Services lodgement fees apply to a standard purchase for FY2026-27: $182.73 to register the transfer, and another $182.73 to register a mortgage if you're buying with a home loan (both GST-inclusive, flat regardless of property value). This page adds them to duty in the "Total government costs" line. Your conveyancer may also charge PEXA/electronic-lodgement platform fees, which are a private service cost, not a government fee.
Why does my bank's or conveyancer's calculator differ?
Check what each tool includes. This page counts transfer duty plus NSW LRS registration fees (transfer, and mortgage if selected), and can add the 9% foreign purchaser surcharge if you toggle it on. Some lender tools also bundle in their own estimated conveyancing or inspection costs, which aren't government charges at all; others quote duty alone. If a figure differs by more than a rounding difference and none of those explain it, check the property value and buyer-type inputs match exactly.