Stamp Duty · NSW
NSW stamp duty for first home buyers 2026 — the cheat-sheet with worked examples NSW 印花稅完整指南：首次置業減免 + 試算範例
NSW transfer duty (often called "stamp duty") is the single biggest one-off cost when you buy a home that isn't your loan deposit. For first home buyers there's a generous exemption that's stayed unchanged since 1 July 2023 — and a partial concession up to $1M. Below: the actual rates table, worked examples at every meaningful price point, and a fast online calculator on our home page.
TL;DR · 重點
- ≤ $800K → first home buyer pays $0 stamp duty.
- $800K – $1M → partial concession, tapering linearly.
- ≥ $1M → full transfer duty applies (no FHB benefit).
- Vacant land ≤ $350K → $0; $350K–$450K → concession.
- To qualify: move in within 12 months of settlement, live there for 12 continuous months, investment only doesn't qualify.
- Foreign buyers pay an additional 8% surcharge; premium duty kicks in above $3.636M.
The actual NSW transfer duty schedule 完整稅率表
NSW transfer duty applies on a sliding scale based on the dutiable value of the property. This is the current schedule as published by Revenue NSW:
| Dutiable value | Base duty | Marginal rate above threshold |
|---|---|---|
| $0 – $17,000 | $0 | 1.25% |
| $17,000 – $36,000 | $212 | 1.50% |
| $36,000 – $97,000 | $497 | 1.75% |
| $97,000 – $364,000 | $1,564 | 3.50% |
| $364,000 – $1,212,000 | $10,909 | 4.50% |
| $1,212,000 – $3,636,000 | $49,069 | 5.50% |
| ≥ $3,636,000 (premium) | $182,390 | 7.00% |
These thresholds are indexed and have been at these levels through the current FY. First home buyers get the exemption layered on top.
Worked examples — what you actually pay 實例試算
① First home buyer · $750,000 unit in Bexley
Below the $800K threshold, so the FHB full exemption applies.
| Base transfer duty (no concession) | $28,279 |
| FHB concession | −$28,279 |
| You pay | $0 |
② First home buyer · $850,000 unit in Kogarah
Above $800K, so partial concession applies (tapering linearly between $800K and $1M).
| Base transfer duty | $33,415 |
| FHB concession (75% of duty) | −$25,061 |
| You pay | $8,354 |
The concession at $850K is 75% of full duty — at $900K it's 50%, at $950K it's 25%, and at $1M it phases out completely.
③ First home buyer · $950,000 townhouse in Hurstville
Concession is only 25% of base duty at this point.
| Base transfer duty | $37,915 |
| FHB concession (25% of duty) | −$9,479 |
| You pay | $28,436 |
④ First home buyer · $1,200,000 townhouse (still within 5% Deposit Scheme cap)
Above $1M, so the FHB concession is fully phased out. Full duty applies.
| Base transfer duty | $50,309 |
| FHB concession | $0 |
| You pay | $50,309 |
You can still use the Australian Government 5% Deposit Scheme (NSW Sydney cap is $1.5M) — but you'll need that $50K of duty in additional cash on top of your 5% deposit.
⑤ Non-first-home buyer · $950,000 owner-occupier (e.g. upgrader)
FHB concession doesn't apply — full transfer duty on the standard schedule.
| You pay | $37,915 |
⑥ Foreign purchaser · $900,000 investment unit
Foreign purchasers pay full transfer duty plus an additional 8% surcharge on the property value.
| Base transfer duty | $35,665 |
| Foreign purchaser surcharge (8% × $900K) | $72,000 |
| You pay | $107,665 |
The 8% surcharge is on top of any land tax surcharges payable annually thereafter. FIRB approval is also required for non-residents.
Eligibility conditions for the FHB exemption FHB 減免的條件
- You and any other applicant must be at least 18, an Australian citizen or permanent resident.
- None of you (or your spouse/de-facto) can have previously owned residential property in Australia.
- Must move in within 12 months of settlement.
- Must live there as your principal place of residence for at least 12 continuous months.
- Investment-only purchase, off-the-plan flip, or buying as a trustee for someone else doesn't qualify.
Vacant land: full exemption to $350K, concession to $450K. You still need to build and live in it as your principal residence within the prescribed timeframe.
Other costs to budget alongside stamp duty 其他過戶必要支出
Beyond stamp duty, expect:
- Conveyancing / solicitor: $1,500–$2,500 depending on complexity
- Building & pest inspection: $400–$700 (for houses)
- Strata report: $200–$350 (for units)
- Loan establishment / valuation fees: $0–$700 depending on lender (often waived)
- Title transfer / registration: ~$170 in NSW
- Mortgage registration: ~$170 in NSW
- Lenders Mortgage Insurance — nil if you're using the 5% Deposit Scheme; otherwise $5K–$30K depending on LVR and loan size
Free calculator on the home page 免費試算工具
The stamp duty calculator on the home page uses the Revenue NSW schedule and applies the FHB concession, foreign-purchaser surcharge and premium duty rules automatically. Type in your price, pick your buyer type, and you get the number instantly — no signup, no email capture.
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General information only. Worked examples use the published Revenue NSW transfer duty schedule and are rounded to the nearest dollar. Actual duty depends on the contract's dutiable value, which may differ from the purchase price. Foreign purchaser surcharge, land tax surcharge, and premium duty rules change from time to time — confirm at revenue.nsw.gov.au before settlement. This article is general in nature, was current at the date shown and is not personal credit, financial, tax or legal advice. Luke Huang trading as Hurstville Home Loans provides credit assistance as an Authorised Credit Representative under Australian Credit Licence [ACL # to fill]. Credit Guide and complaints handling policy are available on request.