Key point: NSW first home buyers pay zero stamp duty on properties up to $800,000. That’s a saving of up to $31,000+. If you build, you can also get the $10,000 FHOG on top.
NSW Stamp Duty Rates (2026)
Standard Rates
| Property Value | Stamp Duty |
|---|---|
| Up to $16,000 | 1.25% |
| $16,001 – $35,000 | $200 + 1.5% of excess |
| $35,001 – $93,000 | $485 + 1.75% of excess |
| $93,001 – $351,000 | $1,500 + 3.5% of excess |
| $351,001 – $1,168,000 | $10,530 + 4.5% of excess |
| Over $1,168,000 | $47,295 + 5.5% of excess |
First Home Buyer Exemptions
| Property Value | Stamp Duty |
|---|---|
| Up to $800,000 | $0 (full exemption) |
| $800,001 – $1,000,000 | Concessional rate (sliding scale) |
| Over $1,000,000 | Full rates apply |
Building Advantage: Stamp Duty on Land Only
When you purchase land and sign a separate building contract, stamp duty applies only to the land purchase — not the construction cost.
| 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 |
For non-first home buyers, the stamp duty saving from building can be $15,000–$30,000.
Calculate your NSW stamp duty savings
See how much you'll save by buying land and building separately in NSW.
NSW Stamp Duty Calculator
| Land Value | Stamp Duty (Standard) | First Home Buyer |
|---|---|---|
| $250,000 | $7,225 | $0 |
| $300,000 | $9,475 | $0 |
| $350,000 | $12,268 | $0 |
| $400,000 | $14,518 | $0 |
| $500,000 | $19,018 | $0 |
| $600,000 | $23,518 | $0 |
| $700,000 | $28,018 | $0 |
| $800,000 | $32,518 | $0 |
| $900,000 | $37,018 | ~$12,500 |
| $1,000,000 | $41,518 | ~$25,000 |
Frequently Asked Questions
Is there a property tax option instead of stamp duty in NSW?
NSW considered an annual property tax as an alternative to stamp duty (the “First Home Buyer Choice” scheme), but this was repealed in 2023. As of 2026, stamp duty is the only option. Those who opted in before the repeal remain on annual property tax.
Do foreign buyers pay extra?
Yes — an 8% surcharge applies on top of standard stamp duty for foreign purchasers.
When is stamp duty due in NSW?
Within 3 months of the contract date. Your conveyancer handles this at settlement.
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
