Key point: NSW first home buyers pay zero stamp duty on properties up to $800,000 — that can keep $31,000+ in your pocket. Build a new home and you can stack the $10,000 FHOG on top of that.
NSW Transfer Duty Rates (From 1 July 2025)
Standard Rates
| Property Value | Transfer Duty |
|---|---|
| Up to $17,000 | $1.25 per $100 (minimum $20) |
| $17,001 – $37,000 | $212 + $1.50 per $100 over $17,000 |
| $37,001 – $99,000 | $512 + $1.75 per $100 over $37,000 |
| $99,001 – $372,000 | $1,597 + $3.50 per $100 over $99,000 |
| $372,001 – $1,240,000 | $11,152 + $4.50 per $100 over $372,000 |
| Over $1,240,000 | $50,212 + $5.50 per $100 over $1,240,000 |
| Over $3,721,000 (premium) | $186,667 + $7.00 per $100 over $3,721,000 |
Source: Revenue NSW — Transfer Duty. Rates effective from 1 July 2025.
First Home Buyers Assistance Scheme (FHBAS)
Since 1 July 2023, the thresholds are the same whether you’re buying a brand-new home or an existing one:
| Property Type | Full Exemption | Concessional Rate | Full Rates |
|---|---|---|---|
| Homes (new or existing) | Up to $800,000 | $800,001 – $999,999 | $1,000,000+ |
| Vacant land | Up to $350,000 | $350,001 – $449,999 | $450,000+ |
Source: Revenue NSW — FHBAS
Building Advantage: Stamp Duty on Land Only
Here’s the bit most people miss. If you buy a block of land and then sign a separate building contract with your builder, you only pay stamp duty on the land. The construction cost doesn’t get touched.
| Scenario | Established Home $750K | Build (Land $350K + Build $400K) |
|---|---|---|
| Stamp duty calculated on | $750,000 | $350,000 |
| First home buyer? | $0 (under $800K) | $0 (under $800K) |
| Non-first home buyer? | $28,285 | $12,268 |
| Saving (non-FHB) | — | $16,017 |
If you’re not a first home buyer, building instead of buying established can save you anywhere from $15,000 to $30,000 in stamp duty alone.
Calculate your NSW stamp duty savings
See how much you'll save by buying land and building separately in NSW.
NSW Stamp Duty Calculator — Verified Examples
These are worked out from the Revenue NSW rate table effective 1 July 2025. Have a look at what you’d pay at different price points:
| Property Price | Stamp Duty (Standard) | First Home Buyer |
|---|---|---|
| $300,000 | $8,632 | $0 |
| $400,000 | $12,412 | $0 |
| $500,000 | $16,912 | $0 |
| $600,000 | $21,412 | $0 |
| $700,000 | $25,912 | $0 |
| $800,000 | $30,412 | $0 |
| $900,000 | $34,912 | Concessional rate |
| $1,000,000 | $39,412 | Full rate: $39,412 |
Figures calculated from Revenue NSW rate brackets. For exact concessional amounts in the $800K–$1M range, use the Revenue NSW FHBAS Calculator.
Worked Example: Building in Western Sydney
Say you’re a first home buyer picking up a $320,000 block in Marsden Park, then signing a separate building contract for $380,000. Total project: $700,000.
| Item | Amount |
|---|---|
| Land purchase price | $300,000 |
| Stamp duty on land (first home buyer, under $350K) | $0 |
| Building contract (not subject to stamp duty) | $380,000 |
| FHOG (total under $750K, new build) | −$10,000 |
| Total government savings | $18,632 (vs standard duty on $700K property) |
Now compare that to buying an established $700,000 home without first home buyer status — you’d owe $25,912 in stamp duty. Go the build route with separate contracts and you’re looking at over $35,000 back in your favour.
Frequently Asked Questions
Is there a property tax option instead of stamp duty in NSW?
You might have heard about the First Home Buyer Choice scheme, where you could pay an annual property tax instead of a lump sum. It launched on 16 January 2023 and closed to new applications on 1 July 2023. If you already opted in, you’re grandfathered (owner-occupied rate: $400/year + 0.3% of land value, indexed annually). But if you didn’t get in before the door shut, stamp duty is your only option in 2026.
Source: Revenue NSW — First Home Buyer Choice
Do foreign buyers pay extra?
Yes, and it’s steep. Foreign purchasers cop a surcharge of 9% on top of the normal stamp duty (it went up from 8% on 1 January 2025). So a foreign buyer picking up a $900,000 property pays $34,912 in standard duty plus $81,000 in surcharge. That’s $115,912 just in duties.
Source: Revenue NSW — Surcharge Purchaser Duty
When is stamp duty due in NSW?
For a standard purchase, you’ve got 3 months from the contract date. Buying off the plan? You get a bit more breathing room: payment is deferred to the earlier of 15 months after exchange or settlement. But it’s just extra time to pay — the amount doesn’t change.
Does buying off-the-plan reduce my stamp duty?
This catches a lot of people out. In NSW, off the plan gives you more time to pay, not a smaller bill. Victoria lets you exclude post-contract construction costs from the dutiable amount, but NSW doesn’t do that. Your stamp duty is calculated on the full purchase price at exchange. The only upside is the extended deadline: up to 15 months instead of the usual 3.
Source: Revenue NSW — Buying Off-the-Plan
Rates current as of April 2026. Based on Revenue NSW guidelines.
Related Guides
- First Home Owner Grant NSW — $10,000 grant details
- Cost to Build in Sydney — Sydney building costs
- Stamp Duty Victoria — VIC comparison
- How Much to Build in Australia — National overview
