First home buyer stamp duty in NSW (2026)

Stamp duty is often the biggest upfront cost when buying a home — but many first home buyers in NSW pay little or no stamp duty at all. This guide explains, in plain English, how NSW first home buyer stamp duty works in 2026: the exemptions, the thresholds, and how the amount is calculated. These are general facts, not financial advice — figures can change, so always confirm with Revenue NSW.

What is stamp duty in NSW?

Stamp duty in NSW is officially called transfer duty. It’s a one-off state government tax you pay when you buy a property or land, collected by Revenue NSW. It’s normally calculated on the purchase price or the property’s market value — whichever is higher — and is usually handled by your solicitor or conveyancer around settlement.

Do first home buyers pay stamp duty in NSW?

Often, no. Under the First Home Buyers Assistance Scheme (FHBAS), eligible first home buyers can get a full stamp duty exemption or a reduced (concessional) rate, depending on the property’s value. According to Revenue NSW, as of 2026:

• Homes valued up to $800,000: full exemption — $0 stamp duty.
• Homes valued over $800,000 and under $1,000,000: a concessional (reduced) rate applies, on a sliding scale.
• Homes valued at $1,000,000 or more: the standard stamp duty rate applies (no first-home concession).
• Vacant land up to $350,000: full exemption.
• Vacant land over $350,000 and under $450,000: a concessional rate applies.

(Source: Revenue NSW, First Home Buyers Assistance Scheme. Always confirm current thresholds at revenue.nsw.gov.au.)

How much is stamp duty on a home in NSW?

For a first home buyer who qualifies for the full exemption, stamp duty on a property up to $800,000 is $0 — a saving that can be tens of thousands of dollars. For example, a standard buyer (not a first home buyer) purchasing a $750,000 home would pay roughly $28,000 in transfer duty; an eligible first home buyer pays nothing on the same property. Between $800,000 and $1,000,000, the concession tapers: the closer the price is to $800,000, the larger the discount, shrinking to almost nothing as it approaches $1,000,000.

How does NSW work out the property value for stamp duty?

Stamp duty in NSW is calculated on the purchase price or the market value, whichever is higher. This matters when a property is bought below market value — for example, from a family member. In those cases, Revenue NSW may assess duty on the market value rather than the discounted price. Market value is generally determined by a valuation. Because this depends on the specific property and circumstances, the exact figure should be confirmed with Revenue NSW or your conveyancer.

Stamp duty on house-and-land packages in NSW

For a house-and-land package bought as two separate contracts (a land contract and a building contract), NSW stamp duty is generally calculated on the land value only, not the combined package price. If the land value falls under the exemption threshold, an eligible first home buyer may pay no duty on it. Because package structures vary, how duty applies to a specific package should be confirmed with Revenue NSW or your conveyancer.

When is stamp duty paid in NSW?

Stamp duty in NSW is generally payable around the time of settlement, and the exact timing and process are typically arranged by your conveyancer or solicitor. Requirements can vary by transaction, so if you’re unsure about your specific situation, confirm the timing directly with your conveyancer.

Can you combine the stamp duty exemption with other schemes?

The FHBAS stamp duty exemption is separate from the First Home Owner Grant (FHOG) — a $10,000 grant available for eligible new homes in NSW (with its own price cap) — and can generally be claimed alongside it. Some federal schemes (like the First Home Guarantee / 5% Deposit Scheme and Help to Buy) have their own eligibility rules, and some cannot be combined with each other. Because scheme rules change and interact, eligibility for your situation should be confirmed with the relevant body or a licensed professional.

The bottom line

For most eligible first home buyers in NSW, a property up to $800,000 means $0 stamp duty — one of the biggest savings available. But the exact amount depends on the property’s price, type, and your eligibility.