If you’re buying property in New South Wales in 2026, stamp duty is one of the major upfront costs to consider alongside your deposit, conveyancing, inspections and loan costs.
Officially called transfer duty, NSW stamp duty is generally payable when you purchase or acquire property. The amount depends on the property’s dutiable value and the applicable duty rates.
For eligible first-home buyers, NSW also provides significant assistance through the First Home Buyers Assistance Scheme (FHBAS). Depending on the property and purchase price, an eligible buyer may pay no transfer duty or receive a reduced rate.
Understanding the current thresholds before making an offer can help you work out the total amount you’ll need to complete your purchase.
What is stamp duty in NSW?
Stamp duty is commonly used to describe the NSW government tax known as transfer duty.
It generally applies when you purchase or acquire property in NSW. The duty is calculated using the property’s dutiable value, which can depend on the transaction and the value of the property being acquired.
For most property purchases, the dutiable value is based on the higher of the property’s purchase price or its unencumbered value.
NSW transfer duty is calculated using a sliding scale rather than one flat percentage. The applicable thresholds and rates are adjusted periodically.
For transactions in the 2026/27 financial year, the general transfer duty rates are:
| Dutiable value | Transfer duty |
|---|---|
| 0–18,000 | $1.25 per $100, minimum $20 |
| 18,001–38,000 | $225 + $1.50 per $100 over $18,000 |
| 38,001–103,000 | $525 + $1.75 per $100 over $38,000 |
| 103,001–387,000 | $1,662 + $3.50 per $100 over $103,000 |
| 387,001–1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 + $5.50 per $100 over $1,290,000 |
These are the general rates and do not account for exemptions or concessions that may apply to particular buyers.
How much is stamp duty on a home in NSW?
The amount of transfer duty depends on the property’s dutiable value.
For example, a buyer purchasing a property for $800,000 would ordinarily be subject to the general NSW transfer duty rates unless an exemption or concession applies.
This is particularly important for first-home buyers because an eligible purchase at or below the relevant FHBAS threshold may qualify for a full exemption.
The duty calculation can also differ from simply applying a percentage to the purchase price, because NSW uses a sliding scale.
Before budgeting for a property, it’s therefore worth checking the applicable duty rather than estimating it as a fixed percentage.
First-home buyer stamp duty exemption in NSW
The First Home Buyers Assistance Scheme provides transfer duty relief to eligible first-home buyers.
For transactions from 1 July 2026 to 30 June 2027, eligible first-home buyers purchasing a new or existing home valued at $800,000 or less can receive a full transfer duty exemption.
This means no transfer duty is payable if the buyer meets the scheme’s eligibility requirements and the property falls within the applicable threshold.
Eligible buyers purchasing a new or existing home for more than $800,000 but less than $1 million may qualify for a reduced rate of transfer duty.
The scheme also provides assistance for eligible vacant land:
- $350,000 or less: full transfer duty exemption
- More than $350,000 but less than $450,000: reduced transfer duty
The buyer must satisfy the relevant eligibility requirements as well as the applicable property value threshold.
Who qualifies for the NSW first-home buyer stamp duty exemption?
Eligibility isn’t based on the property price alone.
Under the First Home Buyers Assistance Scheme, applicants generally need to meet requirements including:
- Being at least 18 years old
- Being an Australian citizen or permanent resident
- Purchasing their first home
- Intending to live in the property
There are also rules concerning previous property ownership and the use of the property.
For eligible purchases, at least one purchaser must generally occupy the property as their principal place of residence and meet the applicable residence requirements.
Because individual circumstances can affect eligibility, buyers should check the current NSW Government requirements before relying on an exemption or concession.
What if the property costs more than $800,000?
Buying a property above $800,000 does not automatically mean a first-home buyer loses all assistance.
For eligible new or existing homes valued below $1 million, the First Home Buyers Assistance Scheme provides a reduced rate of transfer duty.
For example, for transactions entered into during the 2026/27 financial year, NSW Government information lists reduced-duty examples including:
| Property value | Reduced transfer duty |
|---|---|
| $850,000 | $9,796.75 |
| $900,000 | $19,593.50 |
| $950,000 | $29,390.25 |
| $990,000 | $37,227.65 |
The exact amount depends on the property’s value and the applicable calculation.
This creates an important distinction between a full exemption and a concession. A buyer purchasing above the full-exemption threshold may still receive assistance, but they should not assume that no stamp duty will be payable.
Does stamp duty apply to vacant land?
Yes, transfer duty can apply when purchasing vacant land.
However, eligible first-home buyers may receive assistance under the First Home Buyers Assistance Scheme.
For the 2026/27 financial year:
- Vacant land valued at $350,000 or less may qualify for a full exemption.
- Vacant land valued at more than $350,000 but less than $450,000 may qualify for a reduced rate.
The relevant requirements must also be satisfied.
This can be particularly relevant to buyers considering a house-and-land strategy, although the duty treatment can depend on whether you’re purchasing land separately or under a contract involving the construction of a residence.
When do you pay stamp duty in NSW?
For a standard property purchase, transfer duty generally needs to be paid within the applicable timeframe following the contract.
Revenue NSW states that when buying a home in NSW, transfer duty must generally be paid within three months of signing the contract, or by settlement if settlement occurs earlier.
Different rules can apply to particular transactions.
Your solicitor or conveyancer can help determine the applicable payment date for your transaction.
It’s important to account for this cost when planning your available funds because your deposit isn’t necessarily the only substantial amount you’ll need before settlement.
Are there other NSW stamp duty concessions?
The First Home Buyers Assistance Scheme is one of the main forms of transfer duty relief available to eligible first-home buyers.
Other exemptions or concessions may apply in specific circumstances, depending on the type of transaction, property and purchaser.
For example, particular rules can apply to transfers between certain parties, deceased estates and other qualifying transactions.
These situations are different from the standard first-home buyer exemption and should be assessed based on the individual transaction.
If you’re unsure whether a particular exemption or concession applies, Revenue NSW provides calculators and guidance for determining the relevant duty.
Does stamp duty affect your home loan deposit?
Stamp duty is separate from your deposit.
For example, if you’re purchasing an $800,000 property and have saved $80,000, you may have a 10% deposit based on the purchase price. However, that doesn’t necessarily mean the full $80,000 can be treated as your deposit if some of your savings need to cover transfer duty and other purchasing costs.
Other costs can include:
- Conveyancing or legal fees
- Building and pest inspections
- Loan-related fees
- Valuation costs
- Registration fees
- Moving expenses
- Insurance
- Other transaction costs
Eligible first-home buyers who qualify for a full stamp duty exemption may therefore have a different upfront-cost position from buyers who need to pay standard transfer duty.
How does stamp duty affect borrowing?
Transfer duty generally needs to be considered separately from your home loan borrowing capacity.
A lender will assess your income, expenses, debts, deposit, financial commitments and other relevant factors when determining how much it may be prepared to lend.
Having enough savings for a deposit doesn’t automatically mean you have enough funds to cover all purchasing costs.
This is why it can be useful to work out your total upfront funds before choosing a property.
For example:
Property price → Deposit → Transfer duty → Other purchasing costs → Loan amount → Repayments
Looking at the full picture can give you a more realistic view of the amount you need to purchase.
What about buying off the plan?
Different rules can apply to off-the-plan purchases. In some circumstances, an eligible buyer purchasing an off-the-plan property that will be their principal place of residence may be able to defer payment of transfer duty for up to 12 months.
Revenue NSW states that the duty may become payable at the earliest of 15 months after signing the contract, completion and settlement, or assignment of part of the contract. Specific eligibility requirements apply.
This is different from a stamp duty exemption. A deferral generally changes when the duty is paid rather than removing the duty altogether.
How can you estimate your NSW stamp duty?
Revenue NSW provides an online transfer duty calculator that can be used to estimate the amount payable based on the property and transaction details.
For first-home buyers, the NSW Government also provides a First Home Buyer Assistance Scheme calculator.
Because exemptions and concessions depend on eligibility and transaction details, a calculator should be treated as an estimate rather than a substitute for professional advice.
Your solicitor or conveyancer can help confirm the duty payable for your particular purchase.
How MorFin Group can help
Stamp duty is only one part of the cost of purchasing a property.
Before applying for a home loan, it can be useful to understand how your deposit, purchasing costs, borrowing capacity and expected repayments fit together.
MorFin Group takes an education-first approach to mortgage and finance advice. With access to more than 25 banks and lending institutions, we can help you explore relevant home loan options based on your circumstances.
The amount you can borrow and the loan available to you will depend on your financial position and the relevant lender’s assessment.
Conclusion
NSW stamp duty can represent a significant upfront cost when purchasing property, but eligible first-home buyers may qualify for substantial assistance.
For the 2026/27 financial year, eligible first-home buyers purchasing new or existing homes valued at $800,000 or less may qualify for a full transfer duty exemption, while eligible purchases below $1 million may qualify for a reduced rate.
The rules also provide assistance for certain vacant land purchases.
Before making an offer, consider your deposit, transfer duty, other purchasing costs, borrowing capacity and expected repayments together.
If you’re unsure how the numbers fit together, MorFin Group can help you understand your home loan and lending options based on your circumstances.
FAQs
Q1. What is the stamp duty threshold for first-home buyers in NSW in 2026?
For transactions from 1 July 2026 to 30 June 2027, eligible first-home buyers can receive a full transfer duty exemption on new or existing homes valued at $800,000 or less. Reduced duty may apply to eligible homes valued below $1 million.
Q2. How much is stamp duty on an $800,000 home in NSW?
Under the general transfer duty rates, an $800,000 property would attract transfer duty. However, an eligible first-home buyer may qualify for a full exemption under the First Home Buyers Assistance Scheme if the relevant requirements are met.
Q3. Do first-home buyers pay stamp duty in NSW?
Not necessarily. Eligible first-home buyers may receive a full exemption on new or existing homes valued at $800,000 or less, or a reduced rate on eligible homes valued below $1 million.
Q4. What is the first-home buyer stamp duty exemption in NSW?
The First Home Buyers Assistance Scheme can provide a full transfer duty exemption for eligible first-home buyers purchasing a new or existing home valued at $800,000 or less. Eligibility requirements apply.
Q5. Is there a stamp duty concession for homes over $800,000?
Yes. Eligible first-home buyers purchasing an eligible new or existing home valued below $1 million may receive a reduced transfer duty rate.
Q6. Do I pay stamp duty on vacant land in NSW?
Transfer duty generally applies to vacant land, but eligible first-home buyers may receive a full exemption on vacant land valued at $350,000 or less, with reduced duty available below $450,000.
Q7. When do I have to pay stamp duty in NSW?
For a standard property purchase, transfer duty generally needs to be paid within three months of signing the contract, or earlier if settlement occurs before then. Specific rules can vary by transaction.
Q8. Can I avoid stamp duty when buying my first home?
Eligible first-home buyers may be able to avoid transfer duty through the First Home Buyers Assistance Scheme if they meet the eligibility requirements and the property is within the full-exemption threshold.
Q9. Does stamp duty form part of my home loan?
Stamp duty is a separate purchasing cost. Whether you can borrow additional funds to cover it depends on the lender, loan structure and your overall financial circumstances.
Q10. Where can I calculate NSW stamp duty?
Revenue NSW provides a transfer duty calculator and a separate First Home Buyer Assistance Scheme calculator to help buyers estimate their potential duty and savings.