- First home buyer, $1,000,000 established home
- $39,187
- Buying a $1,000,000 home to live in
- $39,187
- Investor buying at $1,000,000
- $39,187
Stamp duty calculator
Estimated stamp duty in New South Wales
$9,797
- General rates
- $32,437
- First Home Buyers Assistance Scheme
- less $22,640
Reduced duty on a home between $800,000 and $1,000,000.
Estimate from the New South Wales schedule checked 21 October 2026. Concessions have conditions (living in the home, previous ownership, citizenship); your conveyancer confirms the final amount. How NSW stamp duty works
Stamp duty comes out of the same savings as your deposit. See what you could borrow with it included.
How transfer duty works in New South Wales
NSW calls stamp duty transfer duty. It is worked out on the dutiable value, which is usually the price you pay (or the market value, if that is higher). The same rates apply whether you will live in the property or rent it out: NSW has no general discount for owner occupiers, only the first home buyer scheme.
The thresholds move every 1 July with inflation, so a price that sat in one band last year can land in a different one this year. The figures on this page are the 2026/27 rates Revenue NSW publishes.
| Dutiable value | Duty |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| $1,290,001 to $3,870,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Over $3,870,000 (premium rate) | $194,137 plus $7.00 for every $100 over $3,870,000 |
What it costs at different prices
| Price | First home buyer (established home) | First home buyer (new home) | Buying a home to live in | Investor |
|---|---|---|---|---|
| $600,000 | $0 | $0 | $21,187 | $21,187 |
| $800,000 | $0 | $0 | $30,187 | $30,187 |
| $900,000 | $19,594 | $19,594 | $34,687 | $34,687 |
| $1,000,000 | $39,187 | $39,187 | $39,187 | $39,187 |
| $1,250,000 | $50,437 | $50,437 | $50,437 | $50,437 |
| $1,500,000 | $63,787 | $63,787 | $63,787 | $63,787 |
| $2,000,000 | $91,287 | $91,287 | $91,287 | $91,287 |
First home buyers
Under the First Home Buyers Assistance Scheme, an eligible first home buyer pays no transfer duty on a new or existing home up to $800,000, and a reduced amount between $800,000 and $1 million. Above $1 million the full rate applies.
For vacant land you plan to build your first home on, there is no duty up to $350,000 and a reduced amount up to $450,000.
To qualify you must be at least 18, an Australian citizen or permanent resident, buying your first home, and you must move in within 12 months and live there for at least 12 months.
The NSW First Home Owner Grant (New Homes) pays $10,000 toward a new home: up to $600,000 total value if you are buying, or $750,000 if you are building (land plus the building contract).
The Australian Government 5% Deposit Scheme lets first home buyers purchase with a 5% deposit and no lenders mortgage insurance, up to $1,500,000 in Sydney and regional centres, or $800,000 elsewhere in the state. See first home buyers in New South Wales for every scheme in one place.
New homes, off the plan, house and land and vacant land
On a house and land package bought as one contract, duty is assessed on the full contract price. If you buy the land under one contract and sign a separate building contract, duty is generally assessed on the land contract only, which is why split contracts matter so much on new builds. See split contracts and stamp duty.
If you buy off the plan to live in, you may be able to defer paying duty by up to 12 months: it is then due at the earliest of 15 months after signing, settlement, or assigning the contract. Foreign buyers can't use the deferral.
Foreign buyers
Foreign buyers of residential land pay surcharge purchaser duty of 9% of the dutiable value on top of transfer duty.
When stamp duty is paid
Transfer duty is normally due within three months of signing the contract (later for an eligible off the plan deferral). In practice your conveyancer pays it from your funds, usually at or before settlement.
Stamp duty usually comes out of the same savings as your deposit, which is why it changes what you can buy: every dollar of duty is a dollar that isn't reducing your loan. Lenders don't lend for duty itself, so it has to be covered by cash or equity.
Common questions
How much is stamp duty on a $1,000,000 home in New South Wales?
For someone buying a home to live in, about $39,187. An investor pays about $39,187, and an eligible first home buyer buying an established home pays about $39,187. These are calculated from the current Revenue NSW schedule.
Do first home buyers pay stamp duty in New South Wales?
Under the First Home Buyers Assistance Scheme, an eligible first home buyer pays no transfer duty on a new or existing home up to $800,000, and a reduced amount between $800,000 and $1 million. Above $1 million the full rate applies.
Is stamp duty charged on a house and land package in New South Wales?
On a house and land package bought as one contract, duty is assessed on the full contract price. If you buy the land under one contract and sign a separate building contract, duty is generally assessed on the land contract only, which is why split contracts matter so much on new builds. See split contracts and stamp duty.
Can I add stamp duty to my home loan?
Lenders lend against the property, not the duty, so duty normally has to come from your own savings or from equity in a property you already own. Some buyers use equity in an existing home, or a family guarantee, to cover it. Joshua can show you how that would work for your situation.
Sources
- Revenue NSW: calculate transfer duty (2026/27 rates), checked 21 October 2026
- NSW Government: First Home Buyers Assistance Scheme, checked 21 October 2026
- Revenue NSW: surcharge purchaser duty, checked 21 October 2026
- firsthomebuyers.gov.au: 5% Deposit Scheme property price caps, checked 21 October 2026
- Revenue NSW: First Home Owner Grant (New Homes) Scheme, checked 21 October 2026
General information only, not credit advice. It doesn’t take your objectives, financial situation or needs into account. Rules and figures change; check them, or talk to Joshua, before you rely on them.