Stamp Duty in NSW: What You'll Actually Pay in 2026

Stamp duty — officially called transfer duty in NSW — is the single biggest cost most buyers don't budget for properly. It's not part of your loan, so it has to come out of your own pocket on top of your deposit. And the number is bigger than most people expect.

Here's exactly what you'll pay in 2026, what relief you might qualify for, and the surprises I see catch buyers out every week.

How the standard rates work

NSW transfer duty is calculated on a sliding scale, based on the dutiable value of the property (usually the purchase price). The 2025–26 brackets are:

• Up to $17,000: $1.25 per $100
• $17,001 – $37,000: $212 plus $1.50 per $100 over $17,000
• $37,001 – $99,000: $512 plus $1.75 per $100 over $37,000
• $99,001 – $372,000: $1,597 plus $3.50 per $100 over $99,000
• $372,001 – $1,240,000: $11,152 plus $4.50 per $100 over $372,000
• $1,240,001 – $3,721,000: $50,212 plus $5.50 per $100 over $1,240,000
• Over $3,721,000 (premium): $186,667 plus $7.00 per $100 over $3,721,000

Don't worry about memorising any of that. Revenue NSW publishes an online calculator — use it. The point is: the rate steps up the more you spend, and over $3.721M you hit the premium tier at 7%. (The premium threshold is CPI-indexed and adjusts each financial year.)

A few real numbers to anchor it:

• $800,000 home — duty is roughly $30,400 if you don't qualify for any concession.
• $1.2 million home — roughly $48,400.
• $2 million home — roughly $92,000.

If you're a first home buyer, those numbers can drop dramatically. If you're a foreign purchaser, they go the other way — there's a 9% surcharge on top.

First home buyer relief

If you're buying your first home in NSW, the First Home Buyers Assistance Scheme (FHBAS) is the one to know.

Existing or new homes:

• $800,000 or less — full exemption. You pay no transfer duty at all.
• $800,001 to $1,000,000 — concessional (reduced) rate.
• Over $1,000,000 — no concession; you pay the standard rate.

Vacant land (to build on):

• $350,000 or less — full exemption.
• $350,001 to $450,000 — concessional rate.

To qualify, you (and your co-buyer if any) must:

• Be 18 or over
• Have never owned residential property in Australia before
• Be an Australian citizen or permanent resident (at least one of you)
• Move into the property within 12 months of settlement
• Live there for at least 12 continuous months

If you're buying a new build (off-the-plan or newly constructed, up to $600,000), you may also qualify for the $10,000 First Home Owner Grant on top of the stamp duty relief. The grant has its own price caps and rules — for a house-and-land package the combined value can't exceed $750,000.

The surprises that catch people out

Foreign purchaser surcharge. If you (or any co-buyer) aren't an Australian citizen or permanent resident, there's a 9% surcharge on the property's value (it stepped up from 8% on 1 January 2025). On a $1M property, that's an extra $90,000. Permanent residency status matters — check it before you exchange.

Premium duty kicks in over $3,721,000. It's a steep step up to 7%. The threshold is CPI-indexed and moves each year, so check the current figure if you're buying near that mark.

You pay duty on the gross price, not after the deposit. I get asked this a lot. The duty is calculated on the full contract price.

Off-the-plan deferral exists but is narrow. Owner-occupiers buying off-the-plan can defer paying duty for up to 12 months from the contract date (or until settlement, whichever comes first). Investors don't get this.

Stamp duty is due within 3 months of the contract date. Not at settlement. For most matters we handle it through PEXA at settlement, but if settlement is more than 3 months out, duty falls due before then.

When to do the maths

Before you sign anything. Even before you put in an offer.

Buyers come to us all the time having budgeted their deposit and forgotten about duty. On an $800,000 first-home purchase, that might be fine — duty is zero under FHBAS. On an $850,000 first-home purchase, you've just slipped into the concessional band, and you owe several thousand dollars you weren't planning for. That $50,000 step in price triggers real cash you need on settlement day.

What we do for our clients

When you engage Malko Conveyancing to act on a purchase, we calculate your exact duty before you exchange. Not an estimate from a generic calculator — the actual number, with any concessions, surcharges, or grants applied. That number goes into your settlement statement so there are no surprises on the day.

If you're not sure whether you qualify for FHBAS, or you're buying with someone who's owned property before, or you're nervous about foreign purchaser status — book a free 15-minute call. I'll work through it with you in plain English.