Stamp duty, officially called transfer duty in New South Wales, is one of the biggest upfront costs of buying property in Australia, yet the sliding scale of rates confuses plenty of buyers. Here’s exactly how it’s calculated, using official 2026/27 NSW figures direct from Revenue NSW.
The 2026/27 NSW Transfer Duty Brackets
Transfer duty in NSW is calculated on a sliding scale, where only the portion of the property’s value within each bracket is taxed at that bracket’s rate. Here’s the official table, confirmed directly on Revenue NSW’s website:
| Dutiable Value | Transfer Duty Rate |
|---|---|
| $0 – $18,000 | $1.25 per $100 (minimum $20) |
| $18,001 – $38,000 | $225 + $1.50 per $100 over $18,000 |
| $38,001 – $103,000 | $525 + $1.75 per $100 over $38,000 |
| $103,001 – $387,000 | $1,662 + $3.50 per $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| Over $1,290,000 | $52,237 + $5.50 per $100 over $1,290,000 |
Real Example: $750,000 Property
Let’s calculate a full example, since $750,000 falls within the middle bracket.
- Property value: $750,000
- Falls within the $387,001 – $1,290,000 bracket
Duty: $11,602 + [($750,000 − $387,000) × 4.5%]
Duty: $11,602 + ($363,000 × 0.045) = $11,602 + $16,335 = $27,937
That $27,937 works out to roughly 3.7% of the purchase price, a substantial upfront cost buyers need to budget for alongside their deposit.
First Home Buyer Assistance Scheme
NSW offers meaningful relief for eligible first home buyers. Under the current scheme:
- Full exemption: no transfer duty at all on a new or existing home valued at $800,000 or less
- Concessional rate: reduced duty applies on properties between $800,000 and $1,000,000
- Vacant land: full exemption up to $350,000, with reduced rates up to $450,000
This means a first home buyer purchasing that same $750,000 property would pay $0 in transfer duty, compared to the $27,937 an established buyer would pay for the identical property. The NSW Government’s official First Home Buyers Assistance Scheme page has the full eligibility criteria.
The Premium Duty Threshold
Properties valued above the premium threshold attract an even higher rate. For 2026/27, the premium threshold is $3,870,000, with duty calculated as:
$194,137 + $7.00 per $100 over $3,870,000
This premium rate applies specifically to residential properties, and only to the first 2 hectares if the land parcel is larger than that.
Foreign Buyer Surcharge
Foreign purchasers of residential property in NSW pay an additional 9% surcharge purchaser duty, calculated on the dutiable value and paid on top of standard transfer duty. On that same $750,000 property, a foreign buyer would pay an additional $67,500, bringing their total duty to approximately $95,437. Revenue NSW’s surcharge purchaser duty guidance covers exemptions that may apply in specific circumstances.
How Dutiable Value Is Determined
Transfer duty isn’t necessarily calculated on the purchase price alone. It’s based on the higher of the purchase price or the property’s market value. For arm’s-length transactions, like a competitive auction, the purchase price and market value are typically considered equal. For related-party transactions, like a family sale below market rate, Revenue NSW may require a formal valuation and calculate duty on that higher market value instead.
Other Australian States Use Different Rates
Every Australian state and territory sets its own stamp duty rates and thresholds independently. Victoria, Queensland, and other states use different bracket structures and first home buyer concessions entirely, so figures from NSW don’t transfer directly to a purchase elsewhere in the country. Always check the relevant state revenue office for accurate figures outside NSW.
Estimate your exact NSW stamp duty. Use the Australia Stamp Duty Calculator →
Frequently Asked Questions
How much is stamp duty on a $750,000 property in NSW?
For a standard buyer in NSW, stamp duty on a $750,000 property is approximately $27,937 using the 2026/27 rates. First home buyers purchasing the same property would pay $0, since it falls under the $800,000 full exemption threshold.
Do first home buyers pay stamp duty in NSW?
First home buyers in NSW receive a full transfer duty exemption on properties valued at $800,000 or less, with a reduced concessional rate applying between $800,000 and $1,000,000, under the First Home Buyers Assistance Scheme.
What is the foreign buyer surcharge in NSW?
Foreign purchasers of residential property in NSW pay an additional 9% surcharge purchaser duty on top of standard transfer duty, calculated on the property’s dutiable value, unless a specific exemption applies.
Is stamp duty calculated on purchase price or market value?
It’s calculated on whichever is higher: the agreed purchase price or the property’s market value. For arm’s-length sales like competitive auctions, these two figures are typically the same.
What is the premium duty threshold in NSW?
For the 2026/27 financial year, the premium duty threshold in NSW is $3,870,000. Properties above this value are charged at a higher marginal rate of $7.00 per $100 on the amount exceeding the threshold.
Are stamp duty rates the same across all Australian states?
No, every Australian state and territory sets its own stamp duty rates, thresholds, and first home buyer concessions independently, so NSW figures don’t apply to properties purchased in Victoria, Queensland, or other states.