How duty climbs with price
First home buyers pay nothing up to $800,000, then the discount fades out by $1 million. The dot marks your price.
Duty at common prices
Homes only. Tap a row to load it into the calculator.
| Price | Standard duty | First home buyer | You save |
|---|
2026–27 rates
Indexed to CPI each year. Your rate year is set by the contract date.
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 per $100 (min $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 |
| $1,290,001 – $3,870,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Over $3,870,000 | $194,137 + $7.00 per $100 over $3,870,000 |
First home buyer limits
Under the First Home Buyers Assistance Scheme.
| Property | No duty | Reduced duty |
|---|---|---|
| Home | ≤ $800,000 | to $999,999 |
| Vacant land | ≤ $350,000 | to $449,999 |
You and your partner must never have owned residential property in Australia, at least one buyer must be a citizen or permanent resident, and for a home you must move in within 12 months and live there for 12 continuous months.
Common questions
The short answers buyers most often look for.
When do I pay it?
Within three months of exchanging contracts, or at settlement if that comes first. Your conveyancer usually lodges and pays it for you.
Do investors pay more?
No. NSW uses the same scale for owner-occupiers and investors. Foreign purchasers pay an extra 9% surcharge on top.
How does the $800k–$1m discount work?
The saving shrinks evenly across the band. At $900,000 you save half of what duty on an $800,000 home would be. At $1 million you pay full duty.
Is the First Home Owner Grant the same thing?
No. The $10,000 grant is a separate cash payment for eligible new homes and doesn't reduce your duty. Many buyers get both.