How much is stamp duty on a $800,000 property in NSW?

On an $800,000 property in NSW, standard stamp duty is approximately $31,335. This is calculated using the bracket that applies: $10,530 base + 4.5% on the amount over $351,000 ($449,000 x 4.5% = $20,205), totalling $30,735. However, first home buyers are fully exempt from stamp duty on properties up to $800,000 under the First Home Buyer Assistance Scheme.

Do first home buyers pay stamp duty in NSW?

First home buyers in NSW can receive a full stamp duty exemption on properties valued up to $800,000, and a concessional rate on properties between $800,001 and $999,999. This applies to both new and existing homes under the First Home Buyer Assistance Scheme.

How is stamp duty calculated in NSW?

NSW stamp duty is calculated using a progressive bracket system. The rate increases as the property value rises, starting at 1.25% for properties up to $16,000 and reaching 7% for the portion above $3,721,000 (FY2025-26 CPI-adjusted threshold). Each bracket applies only to the portion of value within that range.

Can NSW first home buyers choose property tax instead of stamp duty?

NSW previously offered a First Home Buyer Choice scheme allowing buyers to opt for an annual property tax instead of upfront stamp duty. While this scheme ended on 30 June 2023 for new applications, first home buyers still benefit from generous stamp duty exemptions under the First Home Buyer Assistance Scheme.

How much is stamp duty on a $800,000 property in NSW?

On an $800,000 property in NSW, standard stamp duty is approximately $31,335. This is calculated using the bracket that applies: $10,530 base + 4.5% on the amount over $351,000 ($449,000 x 4.5% = $20,205), totalling $30,735. However, first home buyers are fully exempt from stamp duty on properties up to $800,000 under the First Home Buyer Assistance Scheme.

Do first home buyers pay stamp duty in NSW?

First home buyers in NSW can receive a full stamp duty exemption on properties valued up to $800,000, and a concessional rate on properties between $800,001 and $999,999. This applies to both new and existing homes under the First Home Buyer Assistance Scheme.

How is stamp duty calculated in NSW?

NSW stamp duty is calculated using a progressive bracket system. The rate increases as the property value rises, starting at 1.25% for properties up to $16,000 and reaching 7% for the portion above $3,721,000 (FY2025-26 CPI-adjusted threshold). Each bracket applies only to the portion of value within that range.

Can NSW first home buyers choose property tax instead of stamp duty?

NSW previously offered a First Home Buyer Choice scheme allowing buyers to opt for an annual property tax instead of upfront stamp duty. While this scheme ended on 30 June 2023 for new applications, first home buyers still benefit from generous stamp duty exemptions under the First Home Buyer Assistance Scheme.

Stamp Duty in New South Wales (NSW) — Rates & Exemptions 2026

NSW stamp duty rates, brackets, and exemptions for 2026. First home buyers get full exemption up to $800,000. Calculate your stamp duty and understand concessions in New South Wales.

Definition

New South Wales Stamp Duty

Stamp duty (transfer duty) in New South Wales is a state government tax paid when you purchase property. NSW also offers a choice between stamp duty and an annual property tax for first home buyers on properties up to certain thresholds.

Quick Facts

FHB Exemption	Full exemption for properties up to $800,000; concession between $800,001 and $999,999
FHB Threshold	$800,000 (full exemption), $999,999 (concession)
Foreign Surcharge	9% surcharge for foreign buyers (increased January 2025)
Key Notes	NSW also offers a choice between stamp duty and an annual property tax for first home buyers on properties up to certain thresholds.

NSW Stamp Duty Rate Brackets

The following table shows the current stamp duty brackets for property purchases in New South Wales.

Property Value	Rate / Duty
$0 — $16,000	1.25%
$16,001 — $35,000	$200 + 1.5% over $16,000
$35,001 — $93,000	$485 + 1.75% over $35,000
$93,001 — $351,000	$1,500 + 3.5% over $93,000
$351,001 — $1,240,000	$10,530 + 4.5% over $351,000
$1,240,001 — $3,721,000	$50,712 + 5.5% over $1,240,000
Over $3,721,001	$186,667 + 7% over $3,721,000

First Home Buyer Concessions

Full exemption for properties up to $800,000; concession between $800,001 and $999,999

The threshold for first home buyer stamp duty concessions in New South Wales is: $800,000 (full exemption), $999,999 (concession). Check with your state revenue office for the latest eligibility criteria and application process.

Foreign Buyer Surcharge

9% surcharge for foreign buyers (increased January 2025). This surcharge is applied in addition to the standard stamp duty rates shown above. Foreign buyers should factor this additional cost into their purchasing budget.

Tip: Use our Stamp Duty Calculator to get an instant estimate of your stamp duty in New South Wales, including first home buyer concessions and foreign buyer surcharges.

Frequently Asked Questions — NSW Stamp Duty

Stamp Duty in Other States

VIC— Victoria QLD— Queensland WA— Western SA— South TAS— Tasmania ACT— Australian NT— Northern

Read the full guide: Stamp Duty Exemptions for First Home Buyers

Related Resources

Stamp Duty Calculator — Calculate your stamp duty including first home buyer concessions.
Stamp Duty Exemptions for First Home Buyers — State-by-state breakdown of available exemptions and concessions.
First Home Owner Grant New South Wales — Learn about the FHOG and other grants in NSW.
Borrowing Capacity Calculator — Estimate how much you can borrow based on your income and expenses.

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Last updated: March 2026. Verify all figures with your state or territory revenue office before making financial decisions.