Eligible first home buyers pay no NSW transfer duty up to $800,000 and a reduced amount to $1 million; everyone else pays the standard scale. Enter a price and see your figure in seconds.
NSW first home buyer stamp duty
Assumes an eligible NSW first home buyer purchasing an existing home under the First Home Buyers Assistance Scheme (exempt to $800k, concession to $1m). Indicative only, check Revenue NSW for your exact position.
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Nothing up to $800,000 and a sliding concession to $1 million if you are an eligible first home buyer; otherwise the standard scale, which is $30,187 on an $800,000 purchase and $39,187 at $1 million.
Duty is calculated on the purchase price or the property’s value, whichever is higher, and is payable around settlement rather than at exchange. The calculator does any price; the list below shows the common ones.
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The same purchase, costed at the standard rate and under the first home buyer scheme. The calculator above does any price.
| $450,000 | Standard duty $14,437. First home buyer duty $0. |
|---|---|
| $500,000 | Standard duty $16,687. First home buyer duty $0. |
| $650,000 | Standard duty $23,437. First home buyer duty $0. |
| $750,000 | Standard duty $27,937. First home buyer duty $0. |
| $800,000 | Standard duty $30,187. First home buyer duty $0. |
| $850,000 | Standard duty $32,437. First home buyer duty $9,797. |
| $900,000 | Standard duty $34,687. First home buyer duty $19,594. |
| $950,000 | Standard duty $36,937. First home buyer duty $29,390. |
| $1,000,000 | Standard duty $39,187. First home buyer duty $39,187. |
| $1,200,000 | Standard duty $48,187. First home buyer duty $48,187. |
| $1,500,000 | Standard duty $63,787. First home buyer duty $63,787. |
Residential rates from Revenue NSW, calculated on the purchase price. First Home Buyers Assistance Scheme: exempt up to $800,000, concession up to $1,000,000, for eligible buyers who move in within twelve months. Premium thresholds and surcharges for foreign buyers are not shown. Checked against these sources on 12 October 2026.
Charles Touma, Mortgage Broker.
Transfer duty, still widely called stamp duty, is a state tax on the transfer of property, calculated on a sliding scale against the purchase price or the value, whichever is higher.
It is payable around settlement, not at exchange, and it is usually the largest single cost after the deposit, which is why it belongs in the budget from the first week.
At least one buyer is an Australian citizen or permanent resident, nobody on the contract has owned residential property in Australia before, you move in within 12 months and live there for 12 continuous months, and the home is under $1,000,000.
The exemption is full to $800,000 and tapers to nothing at $1,000,000.
Usually not. Lenders lend against the property’s value, so duty is paid from your own funds at settlement alongside legal fees and adjustments; lenders mortgage insurance is the one cost that is commonly added to the loan.
The buying cost calculator adds every item for your price.
A first home buyer buying vacant land to build on pays no transfer duty up to $350,000 and a concessional rate up to $450,000; see vacant land loans.
A buyer who will live in an off-the-plan home can defer the duty for up to 12 months, and must still move in within 12 months of settlement and stay for 12 continuous months.
$16,687 at the 2026-27 standard rates, which charge $11,602 plus $4.50 for every $100 above $387,000, up to $1,290,000. An eligible first home buyer pays nothing, because $500,000 is under the $800,000 exemption threshold. The thresholds are indexed each year from 1 July.
Only through the concessions the law allows. Eligible first home buyers pay nothing to $800,000 and a reduced amount to $1 million, and each $10,000 of price above $800,000 adds about $1,960 of duty, so the price you agree matters.
At or just before settlement, usually through your conveyancer, who lodges the assessment with Revenue NSW. You have up to three months after exchange to pay, and settlement normally falls inside that window.
Only in the concessions: the scale is the same, but no first home buyer exemption or concession applies to a property you will not live in, and foreign purchasers pay a surcharge on top of standard duty.
No. The scheme requires that nobody on the contract has previously owned residential property in Australia, so a partner who has owned before disqualifies a joint purchase.
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Estimates only, not credit or financial advice. Calculators use general assumptions; lender policy, rates and your own position are confirmed in a full assessment.
Official sources for the figures on this page: Revenue NSW, First Home Buyers Assistance Scheme · Revenue NSW, transfer duty rates. Scheme rules change; the official pages are the final word. Checked against these sources on 12 October 2026.
