Transfer duty on NSW property purchases, computed from the Revenue NSW 2026-27 rates (effective 1 July 2026 – 30 June 2027). Enter a price, tell us if you're a first home buyer, and see the duty and how it's derived.
NSW indexes its duty thresholds each year, so the brackets move a little every July. These are the rates our calculator is running right now, drawn from Revenue NSW (retrieved 2026-07-16):
Dutiable value (2026-27)
Transfer duty
$0 – $18,000
$1.25 per $100 (minimum $20)
$18,001 – $38,000
$225 plus $1.50 per $100 over $18,000
$38,001 – $103,000
$525 plus $1.75 per $100 over $38,000
$103,001 – $387,000
$1,662 plus $3.50 per $100 over $103,000
$387,001 – $1,290,000
$11,602 plus $4.50 per $100 over $387,000
Over $1,290,000
$52,237 plus $5.50 per $100 over $1,290,000
Premium (residential over $3,870,000)
$194,137 plus $7.00 per $100 over $3,870,000
Two details people miss. First, the "per $100 or part" wording: the amount over each threshold rounds up to the next $100 before the rate applies, so duty lands slightly above a naive percentage calculation. Second, the premium rate applies to high-value residential land only — it's not a general top bracket.
First home buyers: exemption and concession
Under the First Home Buyers Assistance Scheme (rules effective from 1 July 2023), an eligible buyer purchasing a new or existing home pays no transfer duty at all up to $800,000. Between $800,000 and $1,000,000, a concessional rate phases duty in — you pay less than the standard figure, with the discount shrinking as the price approaches the upper threshold. Vacant-land purchases have their own, lower thresholds.
Near the cap, the exemption can be worth more than a year of repayments — which is why confirming eligibility properly matters more than any calculator. It's one of the first things we check for first-home buyers, alongside scheme eligibility more broadly.
Worked examples at hypothetical price points
Computed from the 2026-27 brackets above — the same maths our calculator runs. Prices are round hypothetical examples, not market data:
$650,000 — standard duty $23,437 · an eligible first home buyer pays $0 (under the first-home-buyer exemption cap)
$850,000 — standard duty $32,437 · an eligible first home buyer pays $9,796 (concessional first-home-buyer rate)
$1,200,000 — standard duty $48,187 (standard rate)
$2,000,000 — standard duty $91,287 (standard rate, in the top bracket)
Transfer duty is progressive: each bracket of the property's dutiable value pays a base amount plus a rate for every $100 (or part of $100) above the bracket's threshold. That "or part" matters — the amount over the threshold is rounded up to the next $100 before the rate applies. Our calculator applies the current Revenue NSW brackets shown in the table on this page.
Do first home buyers pay stamp duty in NSW?
Often not. Under the First Home Buyers Assistance Scheme, eligible buyers of a new or existing home pay no transfer duty up to the exemption cap, and a concessional rate applies between the cap and the upper threshold — the current figures are shown on this page. Eligibility has conditions (including living in the home), so check them against your situation.
Is stamp duty included in my home loan?
Not automatically. Duty is a government charge paid on top of the purchase price, and most buyers pay it from savings. In some situations it can effectively be covered by borrowing more — which changes your loan-to-value ratio and possibly lenders mortgage insurance. That interaction is exactly the kind of thing we map out before you commit.
Do investors pay a different rate of stamp duty?
Investors buying residential property in NSW pay the same standard transfer duty brackets as owner-occupiers — but they don't get first-home-buyer concessions, and premium duty applies above the premium threshold for residential land. Foreign purchasers can face surcharge duty on top, which is outside this calculator's scope.
When do I actually pay stamp duty?
Timing depends on your contract and Revenue NSW's current rules, and it's usually handled by your conveyancer at or before settlement. The practical point: budget for it as cash you need in hand, not something that appears later.
Is this calculator's result exact?
It computes duty precisely from the current published brackets for a standard residential purchase. What it can't know is your eligibility for concessions, exemptions, or surcharges — those depend on your circumstances. Treat it as a reliable estimate, then let us confirm your exact position.
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