If you are buying property in NSW, the amount of stamp duty you pay depends on the property’s dutiable value, the applicable transfer duty rate, and whether you qualify for an exemption or concession. In NSW, stamp duty is officially known as transfer duty. For the 2026-27 financial year, general transfer duty is calculated using a sliding scale, where different rates are applied to different property values.
Use the NSW stamp duty calculator to estimate your potential transfer duty, then check the current 2026–27 rates, worked examples, and first-home buyer concessions below.
To estimate your NSW stamp duty, you generally need to know:
Use Active Mortgage’s stamp duty calculator to estimate your potential transfer duty and factor it into your overall property-buying budget. For an official government estimate, Revenue NSW also provides a transfer duty calculator and a separate First Home Buyer Assistance Scheme Calculator.
For a standard property purchase, the dutiable value is generally the higher of the purchase price or the property’s market value.
The general NSW transfer duty rates for 2026-27 are:
| Dutiable Value | General Transfer Duty |
| $0-$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 |
These are the general transfer duty rates for the 2026–27 financial year. The applicable rate year depends on the relevant transaction date under NSW duty rules.
To put the NSW stamp duty rates into perspective, here are examples of the general transfer duty payable on several common property values, assuming no exemption or concession applies:
| Property value | Approx. general transfer duty |
| $500,000 | $16,687 |
| $700,000 | $25,687 |
| $800,000 | $30,187 |
| $1,000,000 | $39,187 |
| $1,200,000 | $48,187 |
For example, a property with a dutiable value of $800,000 falls within the $387,001–$1,290,000 bracket:
$11,602 + (($800,000 − $387,000) × 4.5%) = $30,187
These figures represent the general duty payable. An eligible first-home buyer may pay less, including no transfer duty at qualifying property values.
NSW stamp duty is not calculated by applying a fixed percentage to the property’s purchase price. Instead, the calculation is based on the property’s dutiable value and the transfer duty threshold that applies to that value.
For a typical property purchase, dutiable value is generally the greater of the following:
This can matter in transactions where a property is transferred for less than its market value. For a normal arm’s-length property purchase, the purchase price will commonly reflect market value.
It can depend on the circumstances of the transaction. For most standard property purchases, the purchase price will generally reflect market value. However, where a property is transferred for less than its market value, Revenue NSW may use the higher market value when determining dutiable value.
Not always.
Eligible first-home buyers may qualify for the First Home Buyers Assistance Scheme (FHBAS), which provides either a full exemption or a concessional rate of transfer duty.
For eligible first-home buyers purchasing a new or existing home, the current property-value thresholds are
For vacant land intended for a home:
Eligibility requirements apply, so the property value alone does not determine whether a buyer qualifies.
An eligible first-home buyer purchasing a new or existing home valued at $800,000 or less may receive a full transfer duty exemption.
For comparison, an $800,000 property would attract $30,187 in general transfer duty under the 2026–27 rates. An eligible first-home buyer who qualifies for the full exemption would not pay that transfer duty.
The exemption is subject to the scheme’s eligibility conditions, including requirements relating to the buyer and their use of the property.
This exemption is separate from the federal First Home Guarantee, which helps eligible buyers with a smaller deposit rather than reducing the duty payable.
Eligible first-home buyers purchasing a new or existing home valued above $800,000 and below $1 million may qualify for a concessional rate of transfer duty.
The exact amount payable in this range should be checked using the Revenue NSW First Home Buyer Assistance Scheme Calculator, rather than applying an unofficial formula or assuming the general rate applies.
For vacant land, the concessional range is above $350,000 and below $450,000.
Buying an investment property in NSW generally attracts transfer duty under the ordinary rules unless a specific exemption or concession applies. The First Home Buyers Assistance Scheme is designed for eligible first-home buyers, so investors should not assume they can access the same exemption or concession.
When calculating the funds required for an investment purchase, include transfer duty alongside the deposit and other acquisition costs. You may also want to compare investment property loan options and consider how different loan rates could affect your ongoing repayments. This gives you a more realistic picture of the cash needed before settlement.
Some foreign buyers may be liable for surcharge purchaser duty when acquiring property in NSW. This surcharge is separate from ordinary transfer duty. The applicable rules depend on factors including the buyer’s status, the property and the transaction.
Revenue NSW currently lists surcharge purchaser duty at 9% of the dutiable value for applicable transactions. A standard NSW stamp duty calculation may therefore not give a complete picture for a foreign purchaser. If surcharge duty could apply to your purchase, check Revenue NSW’s current requirements before relying on an estimate.
Transfer duty is generally payable by the earlier of:
For example, if you sign a property contract on 1 March but settlement is scheduled for 1 September, the transfer duty is generally due by 1 June—three months after signing the contract. If settlement occurs before the three-month deadline, the duty must be paid by the settlement date instead.
This timing is important when budgeting for a property purchase because you may need to have the stamp duty funds available well before settlement. If transfer duty is overdue, Revenue NSW can charge daily interest, and a property settlement cannot proceed until the required duty has been paid.
Stamp duty is only one of the costs involved in purchasing a property. Before applying for a mortgage loan in Sydney, it is worth understanding the other upfront expenses that can affect the amount of cash you need to complete the purchase.
Depending on the transaction, you may also need to budget for:
Planning your total upfront costs can make it easier to understand how much cash you’ll need for the purchase. Our budget planner can help you organise your income, expenses, and available funds as you prepare for the costs of buying a home.
The exact costs vary, so your total upfront budget should account for more than the deposit alone.
A stamp duty estimate can help you work out how much cash you need before purchasing a property.
Consider an $800,000 property in Sydney where the buyer does not qualify for a first-home buyer concession.
Under the general 2026–27 transfer duty rates:
That $190,187 does not include other purchasing costs such as conveyancing, inspections, or applicable government fees.
The example shows why a buyer’s purchase price, deposit, and total upfront costs need to be considered together.
Your borrowing capacity is separate from the amount of cash you have available. Lenders assess applications using their own lending criteria, including income, expenses, and existing debts. The amount you borrow relative to the property’s value is expressed as your loan-to-value ratio (LVR).
Using an NSW stamp duty calculator can give you a useful estimate of the transfer duty payable on a property purchase. Still, your total buying budget needs to account for more than stamp duty alone. Your deposit, conveyancing, inspections, government fees, and any applicable surcharges can all affect how much cash you need upfront.
Before committing to a property, check the current NSW transfer duty rates and any first-home buyer exemptions or concessions that may apply. If you’re buying in Sydney or elsewhere in NSW, Active Mortgage & Finance can help you understand how your upfront costs may fit with your borrowing capacity and home loan options.
Q: How much is stamp duty on a $500,000 property in NSW?
A: Under the general 2026–27 NSW transfer duty rates, a property with a dutiable value of $500,000 attracts approximately $16,687 in transfer duty, assuming no exemption or concession applies.
Q: How much is stamp duty on a $1 million property in NSW?
A: For a property with a dutiable value of $1 million, the general transfer duty payable under the 2026–27 NSW rates is approximately $39,187. The actual amount may differ if an exemption, concession, or surcharge applies.
Q: What is the stamp duty threshold in NSW?
A: NSW transfer duty is calculated using progressive thresholds rather than one fixed percentage. The applicable duty increases as the property’s dutiable value moves into higher value brackets. Eligible first-home buyers may have different thresholds under the First Home Buyers Assistance Scheme.
Q: Can first-home buyers avoid stamp duty in NSW?
A: Eligible first-home buyers may receive a full exemption from transfer duty when purchasing a new or existing home valued at $800,000 or less. Eligible purchases above $800,000 and below $1 million may qualify for a concessional rate, subject to the scheme’s conditions.
Q: Is stamp duty the same for every property in NSW?
A: No. The amount of transfer duty depends on factors including the property’s dutiable value, the type of transaction, the buyer’s circumstances, and whether an exemption, concession, or surcharge applies. This is why using an NSW stamp duty calculator can provide a useful starting estimate.
Q: Can stamp duty change after I use a NSW stamp duty calculator?
A: Yes. A calculator provides an estimate based on the information entered. The final amount can depend on the applicable transaction date, dutiable value, and whether you qualify for a concession or exemption or are liable for a surcharge. For an official assessment, check the applicable Revenue NSW rules.
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