Stamp Duty

How Much Stamp Duty Will I Pay in NSW in 2026?

Updated May 2026 · 5 min read · Source: Revenue NSW

Stamp duty — officially called transfer duty in New South Wales — is one of the biggest upfront costs when buying property. For many buyers, it adds tens of thousands of dollars to the purchase price, yet it's often overlooked in early budget planning. This guide explains exactly how NSW stamp duty works, what you'll pay at different price points, and how to reduce your bill legally.

What Is Stamp Duty?

Stamp duty is a state government tax charged when ownership of a property is transferred from a seller to a buyer. In NSW, it's administered by Revenue NSW and must be paid within three months of the contract being signed.

The amount you pay depends on three things: the purchase price of the property, whether you're an owner-occupier or investor, and whether you qualify for any concessions or exemptions.

NSW Stamp Duty Rates 2025–26

NSW uses a tiered (progressive) system. You pay a flat amount plus a percentage of the value above each threshold:

Property Value	Duty Payable
Up to $16,000	$1.25 for every $100
$16,001 – $35,000	$200 + $1.50 per $100 over $16,000
$35,001 – $93,000	$485 + $1.75 per $100 over $35,000
$93,001 – $351,000	$1,500 + $3.50 per $100 over $93,000
$351,001 – $1,168,000	$10,530 + $4.50 per $100 over $351,000
Over $1,168,000	$47,295 + $5.50 per $100 over $1,168,000

Real-World Examples

Purchase Price	Stamp Duty (Owner-Occupier)
$500,000	$17,835
$750,000	$29,085
$1,000,000	$40,835
$1,500,000	$74,095

Tip: Use our free NSW Stamp Duty Calculator to get an instant estimate for any purchase price, including first home buyer concessions.

First Home Buyer Exemptions and Concessions

If you're buying your first home in NSW, you may be eligible for significant savings:

Full exemption — No stamp duty payable on new homes valued up to $800,000 or existing homes up to $650,000.
Partial concession — Reduced stamp duty for new homes between $800,000–$1,000,000, or existing homes between $650,000–$800,000.
Land Tax Option — First home buyers can now opt into an annual land tax instead of paying stamp duty upfront on properties up to $1.5 million. This can significantly reduce initial costs but means ongoing annual payments.

To qualify, you must be an Australian citizen or permanent resident, be over 18, and never have previously owned property in Australia.

Foreign Purchaser Surcharge

If you're a foreign person purchasing residential property in NSW, an additional surcharge of 8% of the purchase price applies on top of standard stamp duty. This is separate from any Foreign Investment Review Board (FIRB) requirements.

When Do You Pay Stamp Duty?

In NSW, stamp duty must be paid within three months of the date of the contract of sale. For off-the-plan purchases, payment is typically delayed until settlement or up to 12 months, whichever is earlier.

Your conveyancer or solicitor will normally arrange payment as part of the settlement process.

How to Reduce Your Stamp Duty Bill

Buy under the first home buyer exemption thresholds where possible.
Consider the annual land tax option if cashflow is tight upfront.
Look at properties just under key thresholds (e.g. $649,000 vs $660,000 for an existing home as a first buyer).
Ensure your contract price reflects the true market value — Revenue NSW can reassess if they believe the declared price is understated.

Calculate Your Stamp Duty Instantly

Enter your purchase price and state to get an accurate estimate — including first home buyer concessions.

Open Stamp Duty Calculator →

⚠️ Disclaimer: This guide is for general information only and does not constitute financial, legal, or tax advice. Stamp duty thresholds and rates may change. Always verify with Revenue NSW or a licensed conveyancer before making decisions.