Stamp duty on a $900,000 property in NSW is $34,687 at the 2026-27 general rates. An eligible first home buyer pays a concessional $19,594, because $900,000 sits halfway through the $800,000 to $1 million concession band. Anyone who has owned a home before, and every investor, pays the full amount at settlement.

Transfer duty on a $900,000 purchase
Buyer Duty Why
Owner-occupier who has owned before $34,687 General rates
Investor $34,687 General rates; no investor surcharge for Australian residents
Eligible first home buyer $19,594 Concession between $800,000 and $1 million
Eligible first home buyer at $800,000 $0 Full exemption up to $800,000

How is the $34,687 worked out?

$900,000 falls in the band that runs from $387,000 to $1,290,000, where duty is $11,602 plus $4.50 for every $100 above $387,000. That is $11,602 plus 4.5% of $513,000, or $34,687. Duty is charged on the higher of the price and the market value, so a family sale below value is still assessed on the value.

Why does a first home buyer still pay $19,594?

The First Home Buyers Assistance Scheme exempts homes up to $800,000 and phases the duty back in up to $1 million. Revenue NSW does not print the formula, but its calculator matches the full duty at $1 million ($39,187) multiplied by the share of the band you are into. At $900,000 that is half, about $19,594, so each extra dollar above $800,000 costs roughly 19.6 cents of duty.

First home buyer duty through the concession band
Price First home buyer General rate
$800,000 $0 $30,187
$850,000 $9,797 $32,437
$900,000 $19,594 $34,687
$950,000 $29,390 $36,937
$1,000,000 $39,187 $39,187

How much cash does a $900,000 purchase need?

Cash to buy at $900,000 before conveyancing
Route Deposit Duty Registration LMI
First home buyer, 5% Deposit Scheme $45,000 $19,594 $365 $0
10% deposit, owned before $90,000 $34,687 $365 about $20,000 to $30,000, usually added to the loan
20% deposit, owned before $180,000 $34,687 $365 $0

A $900,000 home is under the $1.5 million Sydney cap of the 5% Deposit Scheme, so an eligible buyer can use a 5% deposit without mortgage insurance. Registration is the transfer and mortgage fees of $182.73 each. The property buying cost calculator adds conveyancing and inspections.

Is it worth negotiating a $900,000 home down?

For a first home buyer, yes, more than the price alone suggests. Every $10,000 off the price saves about $1,959 of duty and $500 of a 5% deposit, close to $2,500 of cash. At $850,000 the duty falls to $9,797. At $800,000 it is nothing. For someone who has owned before, $10,000 off saves $450 of duty.

How does the duty change around $900,000?

Each extra $10,000 of price adds $450 of duty for most buyers, because this band is charged at 4.5 cents in the dollar. For an eligible first home buyer the concession tapers here, so each $10,000 adds about $1,959 instead.

Duty either side of $900,000, 2026-27 rates
Price Most buyers Eligible first home buyer
$800,000 $30,187 $0
$850,000 $32,437 $9,797
$900,000 (this price) $34,687 $19,594
$950,000 $36,937 $29,390
$1,000,000 $39,187 $39,187

Does buying off the plan change the duty?

Not the amount: duty is worked out on the contract price at the same rates. What can change is the timing. Revenue NSW says off-the-plan buyers may be able to defer the duty for up to 12 months. That keeps $34,687 in your account while the building goes up, if you qualify. The first home buyer thresholds are the same as for an established home.

What are the repayments on a $900,000 purchase?

  • 5% down: a $855,000 loan at $5,126 a month (6%, 30 years).
  • 10% down: a $810,000 loan at $4,856 a month (6%, 30 years).
  • 20% down: a $720,000 loan at $4,317 a month (6%, 30 years).

Stamp duty at the next price points: $800,000 and $1 million. The stamp duty calculator works out any other price.

Questions people ask

What is the stamp duty on $900,000 in NSW?

$34,687 at the 2026-27 general rates, or $19,594 for an eligible first home buyer.

Do first home buyers pay stamp duty on $900,000?

Yes, a reduced amount of about $19,594. The full exemption stops at $800,000 and the concession ends at $1 million.

Is the concession the same for a new home?

Yes. For contracts since 1 July 2023 new and existing homes share the same $800,000 and $1 million thresholds. Vacant land has its own lower ones.

Can I add stamp duty to my home loan?

Not usually on a standard purchase, because the loan is set against the property value. Duty normally comes from savings, a family guarantee or equity in another property. See guarantor home loans.

Charles Touma works out the duty, deposit and lender costs for the exact property before you bid. A free 30-minute call covers what a $900,000 purchase needs from you. General information only, not credit advice. Lender policies change, and your own circumstances decide what suits you.

Sources: Revenue NSW, transfer duty rates 2026-27; Revenue NSW, First Home Buyers Assistance Scheme; Housing Australia, 5% Deposit Scheme price caps, checked 27 October 2026.

General information only, not credit, legal or tax advice. Your situation is assessed properly before any recommendation. Government scheme details change; figures are current at the time of writing.