First home buyer stamp duty in NSW: what you pay in 2026-27

Does NSW waive stamp duty for first home buyers?

Yes, if you qualify. The help comes from the First Home Buyers Assistance Scheme.

It applies to contracts signed on or after 1 July 2023.

1. A new or existing home valued up to $800,000: no stamp duty.
2. A home valued above $800,000 and below $1,000,000: a reduced amount.
3. Vacant land valued up to $350,000: no stamp duty.
4. Vacant land valued above $350,000 and below $450,000: a reduced amount.

Stamp duty is the common name. Revenue NSW calls it transfer duty. It is the same tax.

The value is the price, or the market value if that is higher.

How much stamp duty will I pay? Worked examples

These figures use the NSW rates for contracts from 1 July 2026. They assume you meet every rule of the scheme.

• Price of a homeFirst home buyer pays
• $600,000Others pay $21,187$0
• $750,000Others pay $27,937$0
• $800,000Others pay $30,187$0
• $850,000Others pay $32,437$9,796.75
• $900,000Others pay $34,687$19,593.50
• $950,000Others pay $36,937$29,390.25
• $1,000,000No reduction at this price$39,187
• Price of vacant landFirst home buyer pays
• $300,000Others pay $8,557$0
• $400,000Others pay $12,187$7,033.50

The reduction gets smaller as the price rises. At $999,000 it is only $150.94.

You also pay government fees to register the transfer, and the mortgage if you borrow: $182.73 each.

Who qualifies

In general, every one of these must be true:

1. You are an individual over 18, not a company or a trust.
2. At least one buyer is an Australian citizen or permanent resident.
3. You, and your spouse or partner, have never owned or co-owned residential property in Australia.
4. Neither of you has had an exemption or concession under the scheme before.
5. You buy the whole property, not a share of it.
6. You move in and live there as set out below.

A spouse means someone you are married to, or living with in a de facto relationship.

The rules have exceptions. Revenue NSW can waive the age rule and the individual rule on application.

Buying with someone who is not a first home buyer

If you buy with someone who is not a first home buyer, you may still qualify in some cases.

Special rules apply, including where that person is your spouse or partner.

We check your position before you sign the contract.

The rule about living in the home

For contracts on or after 1 July 2023:

1. You must move in within 12 months after settlement.
2. You must live there as your main home for at least 12 continuous months.

If you cannot meet this, you must tell Revenue NSW straight away. The duty then becomes payable, and you may face interest and penalties if you do not tell them.

Some members of the permanent forces of the Australian Defence Force are not bound by this rule. Revenue NSW can also shorten or waive it in special cases.

How the exemption is applied

You apply after contracts are exchanged.

You sign an application and a declaration, and give proof of your identity. Your solicitor lodges them with Revenue NSW.

We check that you qualify before you sign the contract, not after. If you do not qualify, you need to know what you will pay before you are bound.

What are the new stamp duty rules in NSW?

The general rates change every 1 July. The current rates apply to contracts from 1 July 2026 to 30 June 2027.

The first home buyer limits of $800,000 and $1,000,000, and $350,000 and $450,000 for land, have applied since 1 July 2023. They are unchanged as at 2 November 2026.

See every rate on our NSW stamp duty calculator page.

The $10,000 First Home Owner Grant is separate

The grant is not a stamp duty discount. It is a payment of $10,000 for a new home only.

1. Buying a new home: value up to $600,000.
2. Land and a building contract, or building it yourself: up to $750,000 in total.

You may qualify for the grant and the stamp duty relief. We check each one. Read first home buyer help in NSW.

A worked example from start to finish

A couple buy an existing home in Parramatta for $900,000. Neither of them has owned property before. One is an Australian citizen.

1. Before they sign, we check they qualify and confirm the duty: $19,593.50, not the usual $34,687. They save $15,093.50.
2. They exchange contracts. They then sign the application and the declaration, and give proof of identity.
3. We lodge the application and arrange payment of the duty by settlement.
4. At settlement they also pay $182.73 to register the transfer and $182.73 to register their mortgage.
5. They move in within 12 months and live there for at least 12 continuous months.

The example is general. Your figures depend on your price and your circumstances.

What to have ready

1. Proof of identity for each buyer.
2. Your citizenship or permanent residence details.
3. Details of any property you, or your spouse or partner, have owned in Australia.
4. Your finance approval, before you sign the contract.

Where first home buyers get caught

Common questions