Stamp duty in NSW 2026–27: new rates and first home buyer savings
NSW indexed its transfer duty brackets on 1 July 2026. Here are the new rates, the First Home Buyers Assistance Scheme thresholds and what you'd actually pay.
Key points
- Bracket thresholds were indexed on 1 July 2026; the rates per $100 are unchanged.
- First home buyers pay no duty on homes up to $800,000 and reduced duty up to $1 million.
- Standard duty on an $800,000 home is $30,187.
- There's no owner-occupier discount for other buyers in NSW.
- You must live in the home for 12 continuous months to keep the first home exemption.
In New South Wales, transfer duty (stamp duty) is charged on the dutiable value of the property, which is the higher of the price and the market value. NSW is the only state that indexes its duty brackets every year, so the thresholds moved again on 1 July 2026. Here's what that means for buyers in 2026–27, and how much first home buyers save.
NSW transfer duty rates from 1 July 2026
The thresholds are indexed to Sydney's consumer price index. The rates per $100 haven't changed; only the dollar points where each rate starts have moved up. The new scale applies to contracts dated from 1 July 2026 to 30 June 2027.
| Dutiable value | Duty payable |
|---|---|
| Up to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 – $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 – $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 – $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 – $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 |
| Premium property: over $3,870,000 | $194,137 plus $7.00 for every $100 over $3,870,000 |
In 2025–26 the same brackets started at $17,000, $37,000, $99,000, $372,000 and $1,240,000, with premium duty from $3,721,000. Indexation means a buyer at the same price pays slightly less duty than they would have a year earlier.
NSW has no general discount for owner-occupiers, so the scale above applies whether you'll live in the home or rent it out. Foreign persons buying residential property also pay surcharge purchaser duty of 9% on top.
First Home Buyers Assistance Scheme
For contracts exchanged on or after 1 July 2023, eligible first home buyers get:
| Property | No duty | Reduced duty |
|---|---|---|
| New or existing home | Up to $800,000 | $800,000 to under $1,000,000 |
| Vacant land to build a home | Up to $350,000 | $350,000 to under $450,000 |
The reduced rate rises in a straight line from nothing at $800,000 to the full duty at $1 million. The NSW Government's published examples for 2026–27 are $9,796.75 on an $850,000 home, $19,593.50 at $900,000, $29,390.25 at $950,000 and $37,227.65 at $990,000. Our calculator gives the same figures, rounded to the dollar.
Who's eligible
- You're an individual aged 18 or over (not a company or trust).
- At least one buyer is an Australian citizen or permanent resident.
- Neither you nor your spouse or partner has ever owned residential property in Australia, or received this exemption before.
- You move in within 12 months of settlement (or of completion, for a new build) and live there for at least 12 continuous months.
If you don't meet the residence requirement, Revenue NSW can claw back the duty with interest, so tell them if your plans change.
Worked examples for 2026–27
| Price | Standard duty | First home buyer | Saving |
|---|---|---|---|
| $600,000 | $21,187 | $0 | $21,187 |
| $700,000 | $25,687 | $0 | $25,687 |
| $800,000 | $30,187 | $0 | $30,187 |
| $850,000 | $32,437 | $9,797 | $22,640 |
| $900,000 | $34,687 | $19,594 | $15,093 |
| $950,000 | $36,937 | $29,390 | $7,547 |
| $1,000,000 | $39,187 | $39,187 | $0 |
| $1,200,000 | $48,187 | $48,187 | $0 |
Example: an $800,000 apartment. A standard buyer pays $30,187. An eligible first home buyer pays nothing, which on a typical 5% deposit is like getting most of the deposit back.
Example: a $900,000 house. Full duty is $34,687, but a first home buyer pays about $19,594, saving $15,093. Above $1 million there's no first home discount.
Grants, timing and other costs
- Paying it: your conveyancer or solicitor normally arranges payment before or at settlement. Check the due date with them when you exchange.
- Grants: buyers of a brand-new home may also qualify for the First Home Owner Grant (New Homes), which has its own price caps. Check Revenue NSW for current amounts.
- Shared equity: the Australian Government's 5% Deposit Scheme can be combined with the duty exemption, letting you buy with a smaller deposit and no lenders mortgage insurance.
- Registration fees for the transfer and mortgage are extra, but small next to duty.
Frequently asked questions
How much is stamp duty on a $1 million home in NSW?
About $39,187 for contracts from 1 July 2026. First home buyers pay the same, because the concession ends just below $1 million.
Did NSW stamp duty change on 1 July 2026?
Yes. The bracket thresholds were indexed, so each rate now starts at a higher price. The rates per $100 and the first home buyer thresholds didn't change.
Can I get the NSW first home exemption on an investment property?
No. You must move in within 12 months and live in the home for at least 12 continuous months.
Sources
- Revenue NSW: First Home Buyers Assistance Scheme
- NSW Government: First Home Buyers Assistance Scheme (2026–27 examples)
- Revenue NSW: transfer duty thresholds and rates
More guides
- Stamp duty in Victoria 2026–27
- Stamp duty in South Australia 2026–27
- Novated leases explained
- Salary packaging for nurses and health workers
Last reviewed October 2026. This guide is general information only. It isn't financial, tax, credit or legal advice and doesn't consider your circumstances. Rules change, so check the official sources below or speak to a licensed professional before you make a decision.