NSW stamp duty (transfer duty): 2026-27 rates, examples and when it is due
Key facts
| Fact | Detail | Source |
|---|---|---|
| Who pays | The purchaser (buyer) | Who pays transfer duty and when |
| When it is due | By the earlier of the settlement date or 3 months after the contract date | Who pays transfer duty and when |
| What duty is charged on | The dutiable value: the higher of the purchase price and the unencumbered market value | How to calculate transfer duty |
| Duty on $950,000 (2026-27 general rates) | $36,937 | How to calculate transfer duty |
| Duty on $1,000,000 (2026-27 general rates) | $39,187 | How to calculate transfer duty |
| Foreign purchasers | Surcharge purchaser duty of 9% of the dutiable value (up from 8% from 1 January 2025), on top of transfer duty, unless an exemption applies | What is surcharge purchaser duty |
| Eligible first home buyers | No transfer duty on a home valued at $800,000 or less | First Home Buyers Assistance Scheme |
What is stamp duty in NSW?
Stamp duty is the everyday name for NSW transfer duty, a tax the buyer pays on a purchase of land or a home in NSW. Revenue NSW administers it.
Duty is worked out on the property's dutiable value, which is the higher of the purchase price and the unencumbered market value (any mortgage is ignored). The rates rise in steps, so each band of value is taxed at a higher rate than the one below it.
The rate table that applies depends on the date of the contract, not the settlement date. If there is no contract, the date of the transfer is used.
Sources: How to calculate transfer duty; Past thresholds and rates for transfer duty
What are the NSW stamp duty rates for 2026-27?
For contracts dated 1 July 2026 to 30 June 2027, the general transfer duty rates are set out below. "Per $100" means for every $100, or part of $100, of the dutiable value within that band.
Premium property duty applies only to residential property valued above the premium threshold. Thresholds and base amounts are adjusted each 1 July in line with the Sydney CPI, so always use the table for the year your contract is dated.
| Dutiable value | Duty payable |
|---|---|
| $0 to $18,000 | $1.25 per $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 per $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 per $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 per $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 per $100 over $1,290,000 |
| Residential property over $3,870,000 (premium property duty) | $194,137 plus $7.00 per $100 over $3,870,000 |
Sources: How to calculate transfer duty; Premium property duty
How much stamp duty will I pay? Worked examples
Both examples below fall in the $387,001 to $1,290,000 band for 2026-27. They assume the price equals the market value and that no exemption, concession or surcharge applies.
For an exact figure for your purchase, use the transfer duty calculator on Revenue NSW's How to calculate transfer duty page before you exchange.
| Dutiable value | How it is worked out | Duty |
|---|---|---|
| $950,000 | $11,602 plus $4.50 for each $100 of the $563,000 over $387,000 ($25,335) | $36,937 |
| $1,000,000 | $11,602 plus $4.50 for each $100 of the $613,000 over $387,000 ($27,585) | $39,187 |
Sources: How to calculate transfer duty
Who pays stamp duty, and when is it due?
The buyer pays transfer duty. It must be paid by the earlier of the settlement date or 3 months after the contract date.
Revenue NSW gives this example: if the contract is dated 1 March and settlement is on 12 April, duty is due by 12 April. So do not assume you always have 3 months, because an earlier settlement brings the deadline forward.
Late payment attracts interest and may attract penalty tax. Arranging payment of duty is part of the conveyancing work a solicitor or licensed conveyancer can do for you.
Sources: Who pays transfer duty and when; Conveyancing for property buyers and sellers
What rates applied to contracts dated in 2025-26?
Because the contract date sets the rate year, a contract dated between 1 July 2025 and 30 June 2026 uses the 2025-26 table below, even if it settles after 1 July 2026.
Check Revenue NSW's past thresholds and rates page before relying on these figures.
| Dutiable value | Duty payable |
|---|---|
| $0 to $17,000 | $1.25 per $100 (minimum $20) |
| $17,001 to $37,000 | $212 plus $1.50 per $100 over $17,000 |
| $37,001 to $99,000 | $512 plus $1.75 per $100 over $37,000 |
| $99,001 to $372,000 | $1,597 plus $3.50 per $100 over $99,000 |
| $372,001 to $1,240,000 | $11,152 plus $4.50 per $100 over $372,000 |
| Over $1,240,000 | $50,212 plus $5.50 per $100 over $1,240,000 |
| Residential property over $3,721,000 (premium property duty) | $186,667 plus $7.00 per $100 over $3,721,000 |
Sources: Past thresholds and rates for transfer duty; Premium property duty
Do foreign buyers pay extra stamp duty in NSW?
Yes. A foreign person who buys residential-related property in NSW pays surcharge purchaser duty of 9% of the dutiable value, in addition to transfer duty, unless an exemption applies.
The surcharge rate rose from 8% to 9% for transactions on or after 1 January 2025. A foreign purchaser also cannot use the off-the-plan duty deferral explained below.
Separately, from 1 April 2025 most foreign persons are banned under federal law from buying established dwellings, so check the ATO and FIRB rules first.
Sources: What is surcharge purchaser duty; Transfer duty for off the plan property purchases; Banning foreign purchases of established dwellings
Can I defer stamp duty on an off-the-plan purchase?
Yes, if you will live in the property. Owner-occupiers buying a home off the plan can defer transfer duty so that it is payable at the earliest of 15 months after the contract date, completion, or assignment of the contract.
The deferral is not available if any purchaser is a foreign person, if the property will not be the buyer's principal place of residence, or if the contract is for vacant land only. The contract must be for a home to be built or completed before settlement, so a land-only contract in a house-and-land package, with a separate building contract, generally does not qualify.
For contracts from 1 July 2023, a purchaser must move in within 12 months of completion and live there as their principal place of residence for at least 12 continuous months.
The deferral is not automatic: your legal representative arranges it. It can be relevant for buyers of new homes in growth areas such as Box Hill.
Do first home buyers pay stamp duty in NSW?
Not on a home valued at $800,000 or less, if they are eligible under the First Home Buyers Assistance Scheme. A concessional rate applies above $800,000 and below $1,000,000.
For vacant land on which to build a first home, there is no duty at $350,000 or less and a concessional rate above $350,000 and below $450,000. Eligibility and residence rules apply, which our first home buyer guide explains.
Sources: First Home Buyers Assistance Scheme
Do I pay stamp duty when transferring property to family?
Usually, yes. There is no general NSW duty exemption for transfers to family members, and duty is charged on the higher of the amount paid and the unencumbered market value.
Some specific exemptions exist, such as for a transfer of a principal place of residence between spouses or de facto partners who hold equal shares afterwards and meet the other conditions. Our guide to transferring property to family explains these rules.
Sources: How to calculate transfer duty; Transfer duty exemption for transfers between spouses and de facto partners
How a conveyancing solicitor can help
Baulkham Hills Conveyancing can review your contract before you exchange, explain which exemption, concession or deferral may apply, and arrange payment of duty as part of settlement. Send us the contract or call (02) 9000 1408 to talk about your purchase.
Frequently asked questions
How much is stamp duty on a $1 million home in NSW?
For a contract dated between 1 July 2026 and 30 June 2027, transfer duty at general rates on a dutiable value of $1,000,000 is $39,187. That is $11,602 plus $4.50 for every $100 over $387,000. The first home buyer concession applies only below $1,000,000, and foreign purchasers pay surcharge purchaser duty on top. Use Revenue NSW's calculator for an exact figure.
When do I have to pay stamp duty in NSW?
Transfer duty must be paid by the earlier of the settlement date or 3 months after the contract date, so a settlement inside 3 months brings the deadline forward. Late payment attracts interest and may attract penalty tax. Owner-occupiers buying a home off the plan (not vacant land only) may be able to defer duty to the earliest of 15 months after the contract, completion or assignment.
Is stamp duty calculated on the purchase price or the market value?
Duty is calculated on the dutiable value, which is the higher of the purchase price and the unencumbered market value. Paying a relative less than market value does not reduce the duty: Revenue NSW requires a valuation for related-party transfers and assesses duty on the market value.
Which year's stamp duty rates apply if I settle after 1 July?
The rate year is set by the contract date, not the settlement date. A contract dated in June 2026 that settles in August 2026 uses the 2025-26 thresholds. Thresholds and base amounts are adjusted each 1 July in line with the Sydney CPI, so check the table for the year your contract is dated.
Do foreign buyers pay more stamp duty in NSW?
Yes. Foreign persons buying residential-related property in NSW pay surcharge purchaser duty of 9% of the dutiable value, in addition to ordinary transfer duty, unless an exemption applies. The rate increased from 8% for transactions on or after 1 January 2025. Foreign purchasers also cannot use the off-the-plan duty deferral for owner-occupiers.
What is premium property duty in NSW?
Premium property duty is a higher rate for residential property above a premium threshold. For contracts dated 1 July 2026 to 30 June 2027, it applies above $3,870,000: duty is $194,137 plus $7.00 for every $100 over that amount. Check the current figures with Revenue NSW before relying on them.
Sources
- How to calculate transfer duty – Revenue NSW
- Past thresholds and rates for transfer duty – Revenue NSW
- Who pays transfer duty and when – Revenue NSW
- What is surcharge purchaser duty – Revenue NSW
- Banning foreign purchases of established dwellings – Australian Taxation Office
- Transfer duty for off the plan property purchases – Revenue NSW
- First Home Buyers Assistance Scheme – Revenue NSW
- Transfer duty exemption for transfers between spouses and de facto partners – Revenue NSW
- Conveyancing for property buyers and sellers – NSW Government (NSW Fair Trading)
Related pages
Related services
Related guides
- First home buyers in NSW: duty exemption, grants and eligibility
- Buying off the plan in NSW: your rights before and after you sign
- Transferring property to a family member in NSW: duty, exemptions and title
- How long does settlement take in NSW and what happens on settlement day?
- Conveyancing fees in NSW: what a quote usually includes
Local pages
This guide is general information about New South Wales law as at 4 October 2026, not legal advice for your circumstances. Laws, thresholds and government fees change; check the official sources listed and contact us for advice about your matter.
Talk to us about your matter: call (02) 9000 1408, email info@baulkhamhillsconveyancing.com.au or request a quote online.