Stamp duty (officially transfer duty) is a state tax you pay when you buy property in New South Wales. Eligible first home buyers pay no stamp duty on new or existing homes up to $800,000 and reduced duty on homes up to $1 million. Figures checked November 2026.
The First Home Buyers Assistance Scheme gives a full exemption on new or existing homes up to $800,000 and a reduced rate between $800,000 and $1 million. You need to move in within 12 months of settlement and live there for at least 12 months.
A $10,000 grant if you buy a new home valued up to $600,000, or build one with a combined land and build value up to $750,000. You can usually claim it as well as the stamp duty exemption.
First home buyers pay no duty on vacant land valued up to $350,000 and reduced duty up to $450,000, as long as they build a home to live in.
Buyers who aren't Australian citizens or permanent residents generally pay a surcharge purchaser duty of 9% on top of standard duty.
The buyer pays stamp duty. Your conveyancer or solicitor usually arranges payment as part of settlement, so you need the funds ready by then.
Duty is calculated on the price you pay, or the property's market value if that's higher. On an $800,000 home the first home buyer exemption saves roughly $30,000 compared with standard duty, so it's worth knowing exactly where your budget sits against the thresholds.
NSW indexes its duty brackets each year, so the dollar amounts change every July. Our calculator uses the current rates.
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Duty rises with the price, so it changes your real budget.
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The first home buyer exemption and the new homes grant can make a big difference.
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Use our stamp duty calculator for an estimate on a specific price.
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We'll factor duty and other costs into your pre-approval so there are no surprises.
Usually it's paid from your savings. Some lenders will lend enough to cover costs if you have a strong deposit or equity, often with lenders mortgage insurance. We'll tell you what's possible.
Yes. Duty applies to land too, but first home buyers pay no duty on land up to $350,000 and reduced duty up to $450,000 if they build a home to live in.
The first home buyer scheme requires you to live in the home. Investors generally pay standard duty.
Revenue NSW publishes current rates and eligibility rules. We check our figures against them, and our calculator uses current rates.
This information is general in nature and is based on NSW rules as at November 2026. It doesn't take into account your objectives, financial situation or needs. Duty rates, thresholds and eligibility are set by Revenue NSW and can change; check your situation with Revenue NSW or your conveyancer.
We'll include stamp duty, fees and any concessions in your pre-approval plan.
