NSW Stamp Duty Calculator: Transfer Duty Rates and First Home Buyer Thresholds

Transfer duty is charged on the dutiable value of the property, which is usually the contract price or the market value if that is higher. NSW uses a sliding scale: each band has a fixed base amount plus a rate for every $100, or part of $100, above the band's lower threshold. Because of the "or part" wording, the amount above the threshold is rounded up to the next $100 before the rate is applied, so a price of $387,001 is charged as if it were $100 into the $4.50 band.

Unlike most states, NSW indexes its duty thresholds to inflation every 1 July. That means the same price can attract slightly less duty in a new financial year. For example, the $3.50 band now starts at $103,000 (it started at $99,000 in the previous year) and the $5.50 band starts at $1,290,000 (previously $1,240,000). If you exchanged contracts before 1 July 2026, the previous year's thresholds apply to you, so check the contract date before relying on these figures.

Residential land worth more than $3,870,000 attracts premium property duty: $194,137 plus $7 for every $100 above that threshold. In the previous year the premium threshold was $3,721,000.

Eligible first home buyers pay no transfer duty on a new or existing home valued at up to $800,000, and pay reduced duty on a home valued above that but below $1,000,000. These thresholds have applied since 1 July 2023. From $1,000,000 the full general rate applies, so there is a sharp step in duty at that price.

The reduced duty rises in a straight line across the concession range. Revenue NSW publishes example amounts rather than a formula. Its four examples for contracts from 1 July 2026 match the general duty on a $1,000,000 home ($39,187) multiplied by the share of the $200,000 range you are into, and our calculator uses that method. For a $900,000 first home the reduced duty is $19,593.50, compared with $34,687 at the general rate.

For vacant land you intend to build your first home on, there is no duty up to $350,000 and a reduced rate below $450,000. We have not been able to confirm the formula for the reduced land rate, so the calculator shows the general rate in that range and says so. The scheme has eligibility conditions about residency, prior ownership and moving in; Revenue NSW sets them out in full, and the exemption can be reversed if you do not meet them.

Foreign persons buying residential land in NSW pay surcharge purchaser duty of 9% of the dutiable value on top of ordinary transfer duty. The rate has been 9% since 1 January 2025. On an $800,000 purchase that adds $72,000, taking the total from $30,187 to $102,187. Tick the foreign purchaser box in the calculator to include it.