How Much Stamp Duty on a $800,000 House in NSW? (2026 Rates + FHBAS Guide)

Buying a property in NSW and wondering how much stamp duty you'll pay on an $800,000 house? The short answer: $31,490 for owner-occupiers — or $0 if you're an eligible first home buyer thanks to the First Home Buyer Assistance Scheme (FHBAS). But there's more to it than that single number. Here's the full breakdown for 2026.

I've been helping buyers navigate stamp duty in Sydney's St George region for over 25 years — and the number one question I hear is "Michael, why is stamp duty so complicated?" It doesn't have to be. Let me walk you through exactly how it's calculated, who qualifies for exemptions, and what most first home buyers miss.

How Stamp Duty Is Calculated on an $800,000 Property in NSW

NSW stamp duty (officially called "transfer duty") is calculated on a sliding scale with 7 brackets. Here's how the maths works for a purchase price of $800,000:

That $31,490 is the base duty. But depending on your buyer type, the actual amount you pay could be dramatically different.

First Home Buyers Pay $0 on an $800,000 Property

This is the part most people get wrong — or don't know about at all.

Under the NSW First Home Buyer Assistance Scheme (FHBAS), if you're purchasing your first home and the property price is $800,000 or less, you receive a full stamp duty exemption. That's a saving of $31,490 on an $800,000 purchase.

Here's the critical thing: $800,000 is exactly on the threshold. If you're a first home buyer negotiating on a property listed at $810,000, getting the vendor down to $800,000 isn't just saving you $10,000 on the purchase price — it's saving you the entire $31,490 stamp duty bill. That's a total saving of $41,490 from a $10,000 price reduction.

"In my 25 years selling in St George, I always tell first home buyers: know your FHBAS threshold before you start negotiating. The difference between $800,000 and $801,000 is not $1,000 — it's over $30,000."

— Michael Kalinovski, Century 21 Bayview

What If the Property Is Between $800,001 and $1,000,000?

If you're a first home buyer purchasing between $800,001 and $1,000,000, you get a partial concession on a sliding scale. The formula is:

Here's what that looks like at common St George price points:

Notice the jump: an $850,000 first home buyer pays $8,560 in stamp duty. A $1,000,000 first home buyer pays the full $40,490. That concession is worth fighting for during negotiations.

What About the First Home Owner Grant (FHOG)?

In addition to the FHBAS stamp duty exemption, NSW first home buyers may also qualify for the $10,000 First Home Owner Grant (FHOG) — but only for new homes valued at $600,000 or less (or $750,000 for house-and-land packages).

Here's the distinction:

• FHBAS = stamp duty exemption/concession (applies to both new and existing homes up to $1M)
• FHOG = $10,000 cash grant (new homes only, up to $600K/$750K)

For most buyers in the St George area, the FHBAS is the bigger benefit. A typical Rockdale unit at $750,000 saves $28,585 in stamp duty through FHBAS. The FHOG wouldn't apply because most St George purchases are established homes above $600,000.

Stamp Duty on $800,000 for Investors

If you're buying as an investor (not your principal place of residence), there is no FHBAS concession. You pay the full $31,490 in stamp duty — the same as a non-first-home owner-occupier.

This is a cost that many new investors underestimate. On an $800,000 investment property in Rockdale or Bexley, your total upfront costs including stamp duty, legal fees, and inspections can easily reach $38,000–$42,000.

Foreign Buyer Surcharge: The 9% Extra

Foreign buyers (non-Australian citizens/permanent residents) pay an additional 9% surcharge on top of the standard stamp duty. On an $800,000 property:

• Standard duty: $31,490
• Foreign surcharge (9% × $800,000): $72,000
• Total: $103,490

This surcharge was increased from 8% to 9% and represents a significant additional cost. If you're a temporary visa holder looking to buy in the St George area, factor this into your budget from day one.

Don't Forget the Other Fees

Stamp duty isn't the only government cost when buying. On an $800,000 purchase in NSW, you'll also pay:

• Transfer registration fee: $175.70
• Mortgage registration fee: $175.70 (if you have a home loan)
• Conveyancing/legal fees: $1,200 – $2,500
• Building & pest inspection: $500 – $800
• Lender's mortgage insurance (LMI): $8,000 – $15,000+ if deposit is under 20%

All up, a first home buyer purchasing at $800,000 with FHBAS exemption might pay around $2,000–$3,500 in unavoidable government and legal fees. Without the exemption, add $31,490 on top.

Real Examples: Stamp Duty at St George Price Points

Here's what stamp duty looks like across typical St George property prices — the prices buyers are actually paying in Rockdale, Brighton-Le-Sands, Sans Souci, and surrounding suburbs:

The FHB column tells the real story: anything at or below $800,000 is the sweet spot. Once you cross that threshold, the duty ramps up fast.

NSW Property Tax Choice (Annual Land Tax Option)

Since January 2023, eligible first home buyers can opt for an annual property tax instead of paying stamp duty upfront. The annual amount is:

• $400 + 0.3% of land value per year (owner-occupied)
• $1,500 + 1.1% of land value per year (investment)

For an $800,000 property with a land value of approximately $500,000, the annual property tax would be around $1,900/year for an owner-occupier. Compared to $31,490 upfront (or $0 with FHBAS), this option generally only makes sense if you plan to sell within 10-15 years and don't qualify for FHBAS.

Important: The Property Tax Choice is only available to first home buyers purchasing properties up to $1,500,000. And once you opt in, the property tax stays attached to the property permanently — even for future owners.

How to Calculate Your Exact Stamp Duty

Every property is different. Use our free stamp duty calculator to get your exact figure in seconds:

Frequently Asked Questions

Is stamp duty the same in every Australian state?

No. Each state has different rates and thresholds. NSW has the highest stamp duty rates in Australia. Victoria, Queensland, and other states have their own brackets. Our buying costs calculator covers all 8 states.

Can I add stamp duty to my home loan?

Some lenders allow you to "capitalise" stamp duty into your mortgage, but this means borrowing more and paying interest on it over 25-30 years. On $31,490 at 6% interest, you'd pay an extra $36,000+ in interest over the life of the loan. If possible, pay it from savings.

When is stamp duty paid?

Stamp duty is due at settlement — typically 6 weeks after exchange of contracts in NSW. Your conveyancer handles the payment as part of the settlement process.

Do I pay stamp duty on an off-the-plan apartment?

Yes, but you may qualify for a concession based on the "construction in progress" value at the contract date rather than the completed value. This can significantly reduce your duty. Talk to your conveyancer about this before signing.

What if I'm buying with my partner and only one of us is a first home buyer?

If one buyer has previously owned property and the other hasn't, you may receive a proportional concession based on the first home buyer's share of ownership. For example, if the first home buyer owns 50%, you'd get 50% of the FHBAS concession.

Does stamp duty apply to inherited property?

Generally no — transfers of property as part of a deceased estate are exempt from stamp duty in NSW. However, if you later sell the inherited property or transfer it to someone else, duty may apply. See our inherited property CGT calculator for the capital gains side.

Need Help Navigating Stamp Duty in St George?

Stamp duty is one of the biggest hidden costs of buying property — and one of the most misunderstood. Whether you're a first home buyer trying to stay under the $800,000 FHBAS threshold or an investor budgeting your total acquisition costs, getting the numbers right upfront saves you from nasty surprises at settlement.

If you're looking to buy in Rockdale, Brighton-Le-Sands, Sans Souci, Kogarah, Bexley, or anywhere in the St George area, I can help you understand exactly what you'll pay — and more importantly, help you negotiate a price that maximises your concessions.

Disclaimer: This article is for general information only and does not constitute financial or legal advice. Stamp duty rates and thresholds are current as of May 2026 based on Revenue NSW published rates. Always confirm with your conveyancer or solicitor before making purchasing decisions.