NSW Stamp Duty Guide 2026 — Rates, Exemptions & How to Calculate
The complete guide to stamp duty (transfer duty) in NSW. Current rates, first home buyer exemptions, foreign purchaser surcharge, off-the-plan deferral, and how to calculate the duty payable on your property purchase.
Quick Answer
NSW stamp duty (officially called transfer duty) is calculated on a sliding scale from 1.25% on the first $17,000 up to 5.5% above $1.212 million, with a 7% premium duty rate above $3.636 million. First home buyers are fully exempt up to $800,000 and receive concessions up to $1,000,000. Foreign purchasers pay an additional 9% surcharge. Duty is payable within 3 months of contract date and is settled via PEXA. Off-the-plan apartment buyers can defer payment for 12 months.
NSW Transfer Duty Rates 2026
The NSW transfer duty scale applies to residential and commercial property purchases. Rates are indexed annually for CPI — always confirm with Revenue NSW for the current scale at the date of contract.
| Dutiable Value | Base Duty | Plus Rate on Excess |
|---|---|---|
| $0 – $17,000 | $0 | 1.25% |
| $17,001 – $36,000 | $212 | 1.5% |
| $36,001 – $97,000 | $497 | 1.75% |
| $97,001 – $364,000 | $1,564 | 3.5% |
| $364,001 – $1,212,000 | $10,909 | 4.5% |
| $1,212,001 – $3,636,000 | $49,069 | 5.5% |
| $3,636,001 + | $182,389 | 7.0% (Premium) |
Source: Revenue NSW transfer duty calculator. First home buyers, foreign purchasers, and off-the-plan buyers may have different rates.
How to Calculate NSW Stamp Duty
A step-by-step process used by NSW conveyancers to determine the duty payable.
Determine the dutiable value
Generally the contract price, but Revenue NSW may apply a higher market value if the contract is below market.
Identify the duty band
Apply the relevant rate from the NSW transfer duty scale based on the dutiable value.
Check for concessions
Apply first home buyer exemption, off-the-plan deferral, or spouse transfer concessions if eligible.
Add foreign purchaser surcharge
If applicable, add 9% surcharge purchaser duty for foreign buyers of residential property.
Pay via PEXA at settlement
Your conveyancer arranges duty payment via the PEXA workspace at the settlement date.
First Home Buyer Stamp Duty Exemption
Eligible first home buyers in NSW pay no stamp duty on properties up to $800,000 — a saving of up to $31,090.
Full exemption: New or existing homes up to $800,000
Concessional rate: Homes from $800,000 to $1,000,000
Vacant land: Exempt up to $350,000, concession to $450,000
Owner-occupier: Must live in the home for 12 months within first 12 months of settlement
Australian citizen, permanent resident, or eligible NZ citizen
Must be over 18 and never have owned property in Australia
NSW Stamp Duty FAQs
Answers to the most common questions about NSW transfer duty.
NSW stamp duty (transfer duty) is calculated on a sliding scale based on the dutiable value of the property. As a guide for residential property: $0–$17,000 attracts 1.25%; $17,001–$36,000 attracts $212 plus 1.5% over $17,000; $36,001–$97,000 attracts $497 plus 1.75%; $97,001–$364,000 attracts $1,564 plus 3.5%; $364,001–$1,212,000 attracts $10,909 plus 4.5%; and above $1,212,000 the rate is $49,069 plus 5.5%. Premium duty applies above $3,636,000 at 7%. Rates are indexed annually — always check Revenue NSW for the current scale.
Stamp duty is payable within 3 months of the contract date in NSW. For most property purchases settled within that 3-month window, the duty is paid at settlement via PEXA. If settlement is delayed beyond 3 months, the duty must be paid before settlement and Revenue NSW issues a duty stamp before the title can transfer.
Eligible first home buyers in NSW receive a full stamp duty exemption on new and existing homes valued up to $800,000, and a concessional rate on homes valued between $800,000 and $1,000,000. Vacant land for a first home is exempt up to $350,000 with concessions up to $450,000. The buyer must occupy the property as their principal place of residence for at least 12 months within the first 12 months of settlement.
Yes. Revenue NSW provides an official transfer duty calculator at revenue.nsw.gov.au. We also calculate the exact duty payable as part of every contract review and quote. The calculation depends on dutiable value, whether you are a first home buyer, foreign purchaser, or whether the property is a principal place of residence or investment.
Foreign purchasers buying residential property in NSW pay an additional 9% surcharge on top of standard transfer duty. This surcharge is in addition to FIRB approval requirements. We provide foreign purchaser guidance as part of our conveyancing service.
Stamp duty is paid via PEXA (the NSW eConveyancing platform) on the settlement date as part of the financial workspace. The buyer's conveyancer arranges the duty payment, and the title is registered with the duty stamped at the same time. We handle this end-to-end.
Stamp duty cannot be 'avoided', but several legitimate exemptions and concessions exist: first home buyer exemption, off-the-plan apartment deferral (12 months), spouse/partner transfers, deceased estate transfers, and certain corporate restructures. We assess all available concessions during your conveyancing.
Yes. NSW allows off-the-plan apartment purchasers to defer stamp duty payment for up to 12 months from the contract date — providing a cash flow benefit. The duty rate itself is the same. To qualify, the buyer must intend to occupy the property as their principal place of residence.
Foreign purchasers (including some companies and trusts with foreign beneficiaries) pay an additional 9% surcharge purchaser duty on residential property in NSW. This is on top of standard transfer duty. We help identify whether you fall within the foreign purchaser definition.
Yes, stamp duty is generally payable on gifts of property in NSW based on the market value of the property at the time of transfer — even if no money changes hands. Limited exemptions exist for transfers between spouses (principal place of residence) and deceased estate distributions. We handle property transfers from $1,500 + GST.
Need a stamp duty calculation?
Get an exact stamp duty quote for your NSW property purchase as part of our fixed-fee conveyancing service.