Do first home buyers pay stamp duty in NSW 2026?

No — first home buyers purchasing a property under $800,000 pay zero stamp duty in NSW (both established and new builds). Between $800,000 and $1,000,000 a concessional rate applies. Above $1M standard transfer duty is payable.

How much is stamp duty on an $850,000 property in NSW?

For an owner-occupier buying at $850,000, stamp duty is approximately $33,340. A first home buyer would pay a concessional ~$11,110 under the current FHB scheme. A foreign buyer pays $33,340 + 8% surcharge ($68,000) = $101,340.

What is the NSW first home buyer stamp duty threshold 2026?

Full exemption up to $800,000. Concession phase from $800,000 to $1,000,000. Above $1M, standard rates apply. These thresholds have been in place since 1 July 2024 and reflect a significant uplift from the pre-reform $650K/$800K limits.

Do foreign buyers pay additional stamp duty in NSW?

Yes — non-Australian citizens and non-permanent residents pay an 8% foreign purchaser duty surcharge on top of standard transfer duty. For a $1M property, that’s an additional $80,000 on top of ~$40,000 standard duty.

When do I pay NSW stamp duty?

Stamp duty is payable within 3 months of contract exchange, or earlier at settlement if the vendor requires proof of payment. Your conveyancer typically lodges it via Revenue NSW’s EDR (Electronic Duties Return) system immediately before or at settlement.

Can I get a stamp duty refund?

Yes — if you overpay, mis-classify, or the contract is rescinded, you can apply to Revenue NSW for a refund within 5 years. Common refund triggers: reassessment after FHB status confirmed, foreign status corrected, or contract rescinded due to cooling off or finance clause.

What is the First Home Owner Grant in NSW 2026?

The $10,000 FHOG is available on NEW BUILDS only (not established properties), for first home buyers purchasing up to $600,000 for a new home or up to $750,000 for a home including land. It’s separate to stamp duty concessions — you can often get both.

Are off-the-plan apartments stamp duty exempt?

Off-the-plan (OTP) apartment buyers can defer stamp duty for 12 months, not avoid it. If it’s your principal place of residence and under the FHB thresholds, you still qualify for the standard FHB exemption/concession. Investors can no longer use the OTP concession (removed July 2017).

NSW Stamp Duty Calculator

Calculate your NSW stamp duty including first home buyer exemptions, concessions, and foreign buyer surcharge — tailored for St George, Sydney

Property Details

Property Price

$0$3,000,000

Buyer Type

🏠

First Home BuyerEligible for concessions

👤

Owner OccupierStandard rates apply

📈

InvestorStandard rates apply

🌏

Overseas Buyer+8% surcharge applies

Your Stamp Duty

$30,735

Effective rate: 3.84% of property value

Cost Breakdown

Property

Stamp Duty

Total Purchase Cost$830,735

Summary

Property Price$800,000

Base Stamp Duty$30,735

Total Stamp Duty$30,735

Next step

First home in 2216? Let’s make sure you get every grant & stamp-duty break.

Michael helps first home buyers combine the First Home Buyer Assistance Scheme, Help To Buy and the Shared Equity Scheme to maximise your deposit power.