Stamp Duty NSW Calculator

How NSW Transfer Duty Works in 2026

NSW transfer duty (still commonly called "stamp duty") is a one-off tax payable to Revenue NSW on most property transfers. The duty is calculated on the dutiable value — typically purchase price or market value, whichever is higher — using a sliding scale of marginal rates indexed annually for inflation. For 2026, the standard residential scale runs from $1.25 per $100 on the first $16,000 up to $7.00 per $100 above $1,168,000, with a "premium duty" rate of $9.00 per $100 above $3,505,000 (source: revenue.nsw.gov.au transfer duty).

The 2026 thresholds are indexed annually. On a typical $1 million Sydney property, transfer duty is approximately $40,000-$42,000 — a major cost that ranks alongside deposit and lender\'s fees as a top entry barrier. Several concessions reduce this for owner-occupiers: First Home Buyer Assistance Scheme (FHBAS), First Home Buyer Choice (now wound back), and pensioner concession in narrow cases.

First Home Buyer Assistance Scheme (FHBAS) — 2026 Limits

The FHBAS provides full exemption from transfer duty for new builds up to $800,000 and existing dwellings up to $650,000. Partial concession applies between $800K and $1M (new) or $650K to $800K (existing). Above those thresholds, no FHBAS concession is available. Eligibility requires: never owned residential property in Australia, intent to occupy as principal residence within 12 months for at least 12 months, and at least one buyer must be 18+ Australian citizen or PR (source: revenue.nsw.gov.au FHBAS).

Note: the previous "First Home Buyer Choice" scheme allowing FHBs to opt for annual property tax instead of upfront stamp duty was wound back from 1 July 2023 and replaced with the expanded FHBAS thresholds described above. The First Home Owner Grant (FHOG) of $10,000 is still available for newly built homes up to $750,000.

Foreign Purchaser Surcharge — 9% in 2026

Foreign purchasers (non-Australian-citizen, non-PR buyers) pay a 9% surcharge on top of standard transfer duty when buying residential property in NSW. This was raised from 8% effective 1 January 2025 (source: revenue.nsw.gov.au foreign surcharge). The 9% applies to the entire dutiable value (not marginal). On a $1.5M Sydney apartment, that adds $135,000 above standard duty — making foreign purchase economically marginal in many cases.

Foreign purchasers also need Foreign Investment Review Board (FIRB) approval, with application fees ranging from $13,200 (under $1M) to over $100,000 for higher-value purchases. FIRB approval is generally restricted to new builds, vacant land for development, or established homes for temporary residents (with sale required when residency ends).

Premium Duty Above $3.5M and Tactics to Reduce Total Cost

For properties over $3,505,000 (2026 threshold), the marginal rate jumps to $9.00 per $100, adding meaningful tax burden on luxury Sydney properties. There is no premium duty cap. Tactics to reduce total acquisition cost: (1) negotiate purchase price below threshold; (2) buy in joint names if eligible (no duty benefit but spreads ownership); (3) transfer existing property to family via gift (still attracts duty in NSW unlike some states); (4) confirm valuation accuracy — duty is based on the higher of price or market value, so a fair market deal saves over an inflated price.

For other states see stamp duty VIC, all-states comparison. For first home buyer planning see first home buyer calculator, FHSS calculator. For ongoing property holding costs see negative gearing and rental yield.

Last updated April 2026. Source: revenue.nsw.gov.au. Confirm exact figure with Revenue NSW calculator or your conveyancer before settlement.