Stamp duty on $600,000
Bracket: $387,001 to $1,290,000
- Base amount
- $11,602
- $213,000 over $387,000 at $4.50 per $100
- $9,585
- Standard duty
- $21,187
First home buyer: $0. You save the full $21,187.
NSW transfer duty rates 2026/27
Stamp Duty Calculator NSW
See how much stamp duty you will pay in NSW in seconds. On an $800,000 home it is $30,187, and eligible first home buyers pay $0.
- Free broker check of your duty and upfront costs
- First home buyer exemption confirmed for your price
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See how much stamp duty you'll pay
Enter the price, pick a home or vacant land, and tell the calculator whether you are a first home buyer, an investor or a foreign purchaser.
Stamp Duty Calculator
Enter the price and your buyer type to see your NSW transfer duty, any first home buyer concession and the registration fees.
Total duty and registration fees
$10,162.21
- Transfer duty you pay
- $9,796.75
- First home buyer concession
- -$22,640.25
Full breakdown
First home buyer concession: home above $800,000 and below $1,000,000 pays a reduced amount. You save $22,640.25.
- Transfer duty at general rates
- $32,437
- First home buyer concession
- -$22,640.25
- Transfer duty you pay
- $9,796.75
- Transfer registration fee
- $182.73
- Mortgage registration fee
- $182.73
- Total
- $10,162.21
Estimate for NSW only, at 2026/27 rates. Registration fees are the NSW Land Registry Services fees for one transfer and one mortgage. It leaves out conveyancing, settlement and lender fees, and surcharge land tax for foreign owners.
This is an estimate, not financial advice. Results are a guide only. Speak to a broker for accurate figures based on your situation.
Free, no obligation. Your numbers go with your enquiry.
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Quick answer
How much is stamp duty in NSW?
At 2026/27 rates, stamp duty in NSW is $21,187 on a $600,000 home, $30,187 on $800,000 and $39,187 on $1 million. Most Sydney purchases fall in the 4.5% bracket. Eligible first home buyers pay nothing up to $800,000 and a reduced amount above that and below $1 million.
Updated 6 October 2026 by Revenue NSW
NSW transfer duty (stamp duty) rates 2026/27
Revenue NSW sets these general transfer duty rates each financial year. Your rate depends on the date you sign the contract, not the settlement date.
- Reduced first home buyer duty above $800,000 and below $1 million
- Under $1m
- Source: Revenue NSW, FHBAS
- Foreign buyer surcharge on top of standard duty, from 1 January 2025
- 9%
- Source: Revenue NSW, surcharge purchaser duty
- Longest you can defer duty on an off-the-plan home you will live in
- 15 months
- Source: Revenue NSW, off-the-plan duty deferral
| Property value | Transfer duty payable |
|---|---|
| $0 to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 to $1,290,000Most Sydney buyers | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Over $3,870,000 (premium residential) | $194,137 plus $7.00 for every $100 over $3,870,000 |
Source: Revenue NSW, calculate transfer duty (2026/27 rates, page updated 6 October 2026). The thresholds move each year with inflation, so always check before you exchange.
The highlighted row is the one most Sydney buyers land in. Anything from $387,001 to $1,290,000 pays $11,602 plus $4.50 for every $100 above $387,000. In plain terms, each extra $10,000 on the price adds $450 of duty.
That is why the headline rate people quote for NSW stamp duty percentage is "about 4%". The true average on a $900,000 home is 3.85%, because the lower brackets are cheaper.
Quick reference
How much is stamp duty in NSW? Quick reference by price
Standard duty at 2026/27 rates for common NSW prices, next to what an eligible first home buyer pays on a new or existing home.
| Property price | Standard duty | First home buyer |
|---|---|---|
| $500,000 | $16,687 | $0 (exempt) |
| $600,000 | $21,187 | $0 (exempt) |
| $650,000 | $23,437 | $0 (exempt) |
| $700,000 | $25,687 | $0 (exempt) |
| $750,000 | $27,937 | $0 (exempt) |
| $800,000 | $30,187 | $0 (exempt) |
| $900,000 | $34,687 | Reduced (concession) |
| $1,000,000 | $39,187 | Full duty, no concession |
| $1,200,000 | $48,187 | Full duty, no concession |
| $1,500,000 | $63,787 | Full duty, no concession |
| $2,000,000 | $91,287 | Full duty, no concession |
Figures are rounded to the nearest dollar. Revenue NSW does not publish a table of the concessional amounts between $800,000 and $1 million, so use the calculator above with first home buyer selected, or ask us to check it for you.
Worked examples
Stamp duty worked examples for NSW
Five common Sydney price points, worked line by line, so you can see where the number comes from.
Stamp duty on $750,000
Bracket: $387,001 to $1,290,000
- Base amount
- $11,602
- $363,000 over $387,000 at $4.50 per $100
- $16,335
- Standard duty
- $27,937
First home buyer: $0. You save the full $27,937.
Stamp duty on $900,000
Bracket: $387,001 to $1,290,000
- Base amount
- $11,602
- $513,000 over $387,000 at $4.50 per $100
- $23,085
- Standard duty
- $34,687
First home buyer: reduced duty on a sliding scale. Run it in the calculator for your exact figure.
Stamp duty on $1,000,000
Bracket: $387,001 to $1,290,000
- Base amount
- $11,602
- $613,000 over $387,000 at $4.50 per $100
- $27,585
- Standard duty
- $39,187
First home buyer: no concession at $1 million or more, so you pay the standard amount.
Stamp duty on $1,500,000
Bracket: $1,290,001 to no upper limit
- Base amount
- $52,237
- $210,000 over $1,290,000 at $5.50 per $100
- $11,550
- Standard duty
- $63,787
First home buyer: no concession at $1 million or more, so you pay the standard amount.
Your price is different?
Run it in the calculator, then check how the duty fits with your deposit and how much you can borrow.
Using the tool
How this NSW stamp duty calculator works
It applies the NSW brackets to your price, then checks the first home buyer rules for the property type you pick.
Step 1
Enter the price
Use the contract price. Duty is charged on the higher of the price and the market value.
Step 2
Choose the property type
A home or vacant land, to live in or as an investment. The first home buyer thresholds differ for land.
Step 3
Say if you are a first home buyer
Every buyer on the contract must qualify for the exemption or concession to apply.
Step 4
Read the result
You see your estimated duty, any concession, any foreign purchaser surcharge and the registration fees. Then add your deposit and other costs to get the full picture.
What it is for
Use it to estimate NSW stamp duty on your next purchase, see how the duty changes at different prices, and understand what being a first home buyer is worth to you. It is a planning tool. It does not know your full situation, such as whether you or your partner have owned property before, which can change the result.
Check before you sign
Stamp duty rules and concessions change from time to time, so check your eligibility before you sign. A home loan broker can confirm how the rules apply to you and structure your loan so you keep enough cash aside for duty and the other purchase costs.
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Sumit · 1:22
First home buyers
First home buyer stamp duty exemptions in NSW
The First Home Buyers Assistance Scheme (FHBAS) is the biggest saving most first home buyers in NSW get. For contracts signed on or after 1 July 2023:
- Homes up to $800,000: no stamp duty. That saves you up to $30,187 at 2026/27 rates.
- Homes above $800,000 and below $1 million: a reduced amount on a sliding scale. The closer you are to $800,000, the less you pay.
- Vacant land up to $350,000: no stamp duty if you plan to build your first home on it.
- Vacant land above $350,000 and below $450,000: a reduced amount.
You qualify if
- You are an individual aged 18 or overTo qualify you must be an individual (not a company or trust) aged 18 or over.
- Nobody on the contract has owned a home beforeNeither you nor your spouse or partner can have owned residential property in Australia before. Every buyer on the contract must be eligible.
- You move in and stayYou must move in within 12 months of settlement and live there as your home for at least 12 continuous months.
This does not apply if
- You buy through a company or trust
- You or your spouse or partner have owned residential property in Australia
- Any buyer on the contract is not eligible
- The price is too highA home at $1 million or more, or vacant land at $450,000 or more.
The full rules, partner ownership questions and how to apply are on our page about the stamp duty exemption in NSW. You may also qualify for the First Home Owner Grant NSW if you are buying or building a new home. The two are separate schemes and many buyers get both. Our guide to help for first home buyers shows how the grants, the 5% deposit scheme and the duty savings fit together.
Sumit · 2:56
First home buyers on getting the rules right
Rene Rose Mae Tagle
8 months ago on Google
Sumit was instrumental in securing our first home whilst maintaining a constant channel for communication. Very patient with all our queries. He helped navigate the first home buyer provisions available to us and provided us with the product we were after. Can highly recommend.
eshan rajput
3 years ago on Google
RyRo is the most trusted and reliable mortgage brokers. As a first home buyer, Sumit has helped us and advised in our best interest at each and every stage. They clearly put customer first and work relentlessly to find the most suitable deal. Really happy and satisfied with Sumit & team. Highly recommended!!
MNDT23
2 years ago on Google
A Stellar Experience with my Real Estate Broker My wife and I are First Home Buyers and Sumit was instrumental in assisting us towards purchasing our new home. As new immigrants we were unfamiliar with the government’s first home buyer grant but Sumit guided us every step of the way. He is a man of his word and also down to earth. All our inquiries were welcomed and answered promptly. His calm demeanor and problem-solving skills are also impressive. We never felt overwhelmed because we knew Sumit had our back. We appreciate his outstanding service during the home-buying journey. His professionalism and support helped us achieve our dream home. Sumit genuinely cared about our happiness and we’re very grateful that in days, we can settle in our forever home. This wouldn’t have been possible without you. Thank you again, Sumit!
Sound familiar?
Stamp duty situations we help with
First home buyers, upgraders and investors all pay duty, but the decisions around it differ. Here is what usually gets in the way, and what we do about it.
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First home buyer reviews
What first home buyers say after settlement
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From 360+ Google reviews
Sumit · 2:59
kirandeep sandhu
2 years ago on Google
Sumit has been extremely helpful in finding and setting up my first home loan, he made the process so easy and was happy to take the time to answer. thanks to Ryro whole team for making this process seamless. Professional advice and communication throughout the process. Professional and less stressful application than any other we have been enquired. Thanx to all.
Alison Tenoria
2 years ago on Google
Sumit was recommended by our best friends and we cannot thank him enough for making our experience as first-home buyers feel effortless. All our questions were answered with patience and we felt supported every step of the way. I highly recommend Sumit for anyone looking for a broker. Thanks again Sumit and to your team :)
Kathleen A
2 years ago on Google
I was referred to Sumit by my cousin. He went above and beyond, responding to my questions and concerns even after hours, which made the entire process as a First Home Buyer seamless and stress free. I highly recommend. Thank you Sumit and team.
Laura
3 years ago on Google
A huge thanks to Sumit & the team for helping secure our first home loan. As first home buyers Sumit gave us the confidence and trust that he had everything under control & would get us the best home loan tailored to our needs. He has vast knowledge & many years of experience which helped make the process run smoothly.
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Off the plan
Stamp duty on off-the-plan properties in NSW
You still pay stamp duty when you buy an apartment or townhouse off the plan in NSW. What changes is the timing. If you will live in the property, you can apply to defer the duty until the earliest of:
Settlement
Settlement, when the property is finished.
15 months
15 months after you sign the contract.
Assignment
The date you assign any part of the contract to someone else.
Our guide to buying off the plan in Sydney covers valuations, sunset clauses and the finance risks. If you want a hand with your duty and how to fund settlement when the building is done, book a free strategy call.
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Sumit will confirm your duty, any first home buyer savings and the total cash you need at settlement. 5.0 stars from 360+ Google reviews.
Photo: Kelly Sikkema / Unsplash
Foreign buyers
NSW foreign buyer stamp duty surcharge
Surcharge purchaser duty
9%
Foreign buyers of residential property in NSW pay surcharge purchaser duty of 9% of the price on top of standard transfer duty. The rate rose from 8% for purchases on or after 1 January 2025.
Who it applies to
It applies to foreign individuals, foreign companies and foreign trusts. An individual is generally foreign if they are not an Australian citizen or permanent resident and were not in Australia for at least 200 days in the 12 months before buying.
- Foreign individuals
- Foreign companies
- Foreign trusts
An individual is generally foreign if
- Not an Australian citizen
- Not a permanent resident
- Not in Australia for at least 200 days in the 12 months before buying
Standard duty plus the 9% foreign buyer surcharge
Property price
$500,000
- Standard duty
- $16,687
- 9% surcharge
- $45,000
- Total
- $61,687
Property price
$800,000
- Standard duty
- $30,187
- 9% surcharge
- $72,000
- Total
- $102,187
Property price
$1,000,000
- Standard duty
- $39,187
- 9% surcharge
- $90,000
- Total
- $129,187
Source: Revenue NSW, surcharge purchaser duty.
Buying as a foreign or temporary resident?
We check the duty and the surcharge on your price, and how you will fund them, before you sign.
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Investors
Stamp duty vs land tax for NSW property investors
| Stamp duty (transfer duty) | Land tax | |
|---|---|---|
| When you pay | Once, when you buy | Every year, if you are over the threshold |
| What it is based on | Price or market value, whichever is higher | Combined land value of your taxable NSW land |
| 2026 threshold | None. It applies from the first dollar | $1,075,000 general threshold |
| Your own home | First home buyer exemption or concession | Exempt as your principal place of residence |
| Investment property | Full rate, no concession | Counts towards your total land value |
Stamp duty is a big cost at the start. Land tax is smaller but comes every year, and it grows as you add properties because Revenue NSW adds up the land value of everything you own that is not your home.
Both belong in your cash flow plan. If you are buying an investment, our team can show how the duty, the land tax and the loan structure work together. See how we arrange investment property loans, or book a free strategy call to talk it through.
Sumit · 2:59
Investors on buying their next property with us
Cris Elgario
3 years ago on Google
Sumit had helped us with our first home purchase 8 years ago, refinanced our loan for better rates and now helping us with our first investment property. He had also helped our siblings with their first home mortgages. His professionalism, knowledge and honesty makes Sumit a good and amazing mortgage broker. Thank you Sumit for always providing a smooth and efficient process. We highly recommend Sumit and his team at RyRo Loan Centre.
Anshuman Bhardwaj
2 years ago on Google
Brilliant team and very responsive I am taking help of Sumit and his team for almost 10 years now from my first home to my 6th investment property . He is very helpful, ,informative and respectful to all my questions and needs. Always available and his Team (Dean) also is very knowledgeable . I have recommended them to lot of my friends and also heard good about them. Thanks team and keep up the good work
Johannes Arroyo
5 years ago on Google
We highly recommend Sumit's services for your loan requirements. Sumit has been professional, communicative, and delivered what was promised. Our loan was refinanced, and our first investment property settled as scheduled. Thanks again for your commitment and service.
Funding the duty
Can you add stamp duty to your home loan in NSW?
Usually, no. Most lenders expect stamp duty to come from your own money at settlement: savings, or gifted funds if the lender accepts them. That is why you budget for duty separately from your deposit.
LVR
Borrowing the duty raises your loan-to-value ratio. Go above 80% and Lenders Mortgage Insurance (LMI) usually kicks in, which can cost thousands.
Lender policy
Most lenders size your deposit against the purchase price only. You need the deposit, plus separate money for duty, legal fees and other costs.
Genuine savings
Many lenders want at least 5% of the price from savings you have held for 3 months or more. Duty money sits on top of that.
Check the loan side with our borrowing power calculator and loan repayment calculator.
Sumit · 1:07
Clients on getting to settlement with no surprises
Kshitindra Rai
5 years ago on Google
Great Service. I would definitely recommend them. Sumit was great and explained everything in detail. I did not run into surprises and the settlement went through on time. Also, this was my first time buying property so I had a lot of questions and Sumit was very patient in answering them and also giving me suggestions. Thanks for all the help.
Karl Gilbert
5 years ago on Google
When going thru the stress of purchasing a new home, it helps when you have friends that have gone thru the process. This is how I met Sumit, and the crew at RyRo Loan Centre. They made the whole process as painless and stress free as I could believe possible. Added to that, the fact that we needed the loan quickly approved before the Christmas break, Sumit and his team pulled out all the stops, to make sure we hit the time for settlement at the most difficult time of year. I wish to thank Sumit and his team for all their assistance, and the continual updates on rate information and advice.
chris sukumar
5 months ago on Google
Sumit at Ryroloan Centre made our first home possible Five stars for Sumit Joshi at Ryroloan Centre. As first home buyers we had no idea where to start. Sumit was easy to contact from day one. He picked up calls, replied to texts fast, and explained everything in simple terms. He secured us a really good rate that beat what our bank offered. The whole pre-approval and settlement process was smooth because he stayed on top of every document and deadline. I want to thank Dean and whole team thank you all. Couldn’t recommend Sumit more highly if you’re a first home buyer.
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Get my stamp duty checked
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Keeping the cost down
Ways to reduce or manage your stamp duty cost
You cannot negotiate stamp duty itself. You can change how much you pay, and how much of your cash it ties up. Depending on your situation:
- Buy within the first home buyer thresholds if you qualify: $0 duty up to $800,000.
- Know the $800,000 to $1 million band. The first home buyer discount shrinks steadily across it and is gone by $1 million.
- Structure your deposit, LMI and loan so the duty is funded without pushing your LVR into a higher bracket.
- Buy off the plan to live in, and apply to defer the duty while the building goes up.
- Check the contract date. Rates are set by the date you sign, and thresholds rise each financial year.
We go through the legal ways to pay less in our guide on how to avoid stamp duty in NSW. If you are upgrading, our breakdown of the cost of upsizing your home in Sydney adds agent fees, the second set of legals and the gap between the two prices.
Local help
Buying in the Hills?
Our Norwest office works with buyers from Kellyville to Castle Hill every week. Meet a mortgage broker in the Hills District who can model the duty, the deposit and the loan for the suburb you are looking at.
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A broker who picks up the phone
Sumit Joshi JP · Principal broker · Credit Rep 446824
Most brokers chase the lowest rate. We chase the lender that will actually say yes to your situation.
Sumit Joshi is the principal broker at RyRo Loan Centre in Norwest, with 13+ years in lending. He and the team have helped 2,500+ clients, many of them first home buyers working out what they can afford once stamp duty is in the picture.
You deal with the same broker from your first call to settlement. Lenders pay us, so the advice costs you nothing for a home loan.
- One broker, start to finishThe same broker from the first call to settlement, and after.
- Meet the way that suits youAt our Norwest office, by phone or on video.
- Your numbers in writingDuty, deposit, costs and loan, set out so you can plan.
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- Since 2022Top Broker nomineeSumit Joshi has been nominated in the Top Broker category every year since 2022.
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AFG Award Winner 2013 to 2019 and AFG Excellence Awards finalist 2022 to 2026
FAQ
Stamp duty calculator FAQs
How much you pay, the first home buyer rules, when it is due and how to fund it.
14 answers in 4 topics
How much you pay
- NSW stamp duty (transfer duty) is worked out on a sliding scale based on the price. At 2026/27 rates you pay about $16,687 on a $500,000 home, $30,187 on $800,000 and $39,187 on $1,000,000. Eligible first home buyers pay nothing up to $800,000 and a reduced amount above that and below $1 million. Use the calculator above for your exact price.
- NSW uses brackets. You pay a fixed base amount for your price bracket, plus a set amount for every $100 above the bracket's lower limit. On an $800,000 home the $387,001 to $1,290,000 bracket applies, so you pay $11,602 plus $4.50 for every $100 over $387,000. That is $11,602 plus $18,585, or $30,187 before any concession.
- About $23,437 at 2026/27 rates if you are not a first home buyer. The $387,001 to $1,290,000 bracket applies: $11,602 plus $4.50 for every $100 over $387,000. An eligible first home buyer pays $0 on a $650,000 home, because it sits under the $800,000 exemption threshold.
- About $39,187 at 2026/27 rates. That is $11,602 plus $4.50 for every $100 of the $613,000 above $387,000. First home buyers get no concession at $1 million or more, so a first home buyer pays the same. Below $1 million a first home buyer pays a reduced amount that shrinks steadily as the price rises, so a lower price in that band saves more duty than usual.
- Duty is charged on the higher of the price you pay and the property's market value. In a normal arm's length sale they are the same thing. If Revenue NSW thinks a property changed hands below market value, for example between family members, it can assess duty on the market value instead.
- There is no difference. Revenue NSW calls it transfer duty, and most people still call it stamp duty. Both names mean the same state tax you pay when you buy property in NSW. You will see either term in contracts, lender documents and government websites.
First home buyers
- For contracts exchanged on or after 1 July 2023, eligible first home buyers pay no transfer duty on a new or existing home valued up to $800,000. Above $800,000 and below $1 million you pay a concessional (reduced) amount. At $1 million or more there is no concession. For vacant land you plan to build your home on, the exemption covers land up to $350,000, with a concession above $350,000 and below $450,000. You must move in within 12 months of settlement and live there for at least 12 continuous months.
- Not on homes up to $800,000, if you are eligible for the First Home Buyers Assistance Scheme. That saves you up to $30,187 at 2026/27 rates. Between $800,000 and $1 million you pay a reduced amount on a sliding scale, and from $1 million you pay full duty. Every buyer on the contract must be eligible, and you must live in the home for at least 12 continuous months.
- Yes. Vacant land is charged at the same general rates as a home. First home buyers who plan to build their home on the land get lower thresholds: no duty on land up to $350,000, and a concession above $350,000 and below $450,000. Select vacant land in the calculator for your estimate.
Paying and funding
- Generally within 3 months of signing the contract, or by settlement if that comes first. Your solicitor or conveyancer usually pays it to Revenue NSW for you at settlement. If you buy off the plan to live in, you may be able to defer it until settlement or 15 months after signing, whichever is earlier, but you have to apply for that deferral.
- Usually not. Most lenders want stamp duty paid from your own funds, so you need it on top of your deposit. Borrowing it would push your loan-to-value ratio (LVR) up and could trigger Lenders Mortgage Insurance (LMI). A few lenders will lend against a higher LVR that effectively covers costs, but it is the exception. A broker can show you how to structure your deposit and costs so settlement goes through.
- Not all of them. It shows transfer duty, the foreign purchaser surcharge if it applies, and the NSW transfer and mortgage registration fees. You also need to budget for legal or conveyancing fees, building and pest inspections, lender fees, and LMI if your deposit is under 20%. We can put together a full purchase cost estimate so nothing catches you out at settlement.
Off the plan and foreign buyers
- Yes. If you will live in it, you can apply to defer payment until settlement or 15 months after signing, whichever is earlier. Investors, trusts and companies cannot use the deferral. First home buyers buying off the plan at $800,000 or less can still get the full exemption, so the duty at settlement is $0.
- Foreign buyers of residential property in NSW pay surcharge purchaser duty of 9% of the price on top of standard transfer duty (the rate rose from 8% on 1 January 2025). On an $800,000 home that is $72,000 plus the standard $30,187, about $102,187 in total. A separate annual surcharge land tax also applies. Get advice from Revenue NSW or a tax adviser on your own position.
Keep planning
Related guides
Stamp duty is one line in your budget. These tools and guides cover the rest.
- Borrowing power calculatorHow much could you borrow?
- Loan repaymentsWeekly, fortnightly or monthly.
- All home loan calculatorsOffset, income and more.
- NSW stamp duty concessionEligibility, partners and how to apply.
- First home buyer checklist NSW 2026Every step from savings to settlement.
- First Home Guarantee 2026Buying in Sydney with a 5% deposit.
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- Your duty and any first home buyer savings confirmed
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Sumit Joshi JP, Credit Rep 446824. AFG Award Winner 2013 to 2019 and AFG Excellence Awards finalist 2022 to 2026. Stamp duty figures are estimates at 2026/27 Revenue NSW rates.