New South Wales · FY 2026-27
Stamp duty on $1,000,000 in NSW
Buy at $1,000,000 in New South Wales to live in, and the transfer duty is $39,187 this financial year — an effective 3.92% of the price. Every figure below comes from the official schedule.
Rates verified against the official sources — how we check.
The tally at $1,000,000
Duty only — the NSW calculator covers concessions and eligibility.
Right on a boundary
The FHBAS phase-out ends here: at $1,000,000 and beyond, first home buyers pay the same duty as everyone else.
Every buyer type at $1,000,000
| Buyer | Duty at $1,000,000 | Notes |
|---|---|---|
| Owner-occupier or investor | $39,187 | — |
| First home buyer (FHBAS) | $39,187 | New or existing home; duty-free to $800,000, concession phasing out at $1,000,000. |
| Foreign buyer (incl. 9% surcharge) | $129,187 | Surcharge on the full price, on top of duty. |
Above the FHBAS taper there are no concessions left in NSW — every buyer meets the same CPI-indexed general schedule, and from $3.87 million premium duty adds a 7% top rate on residential value. The indexation matters up here: brackets shift every 1 July, so last year’s figure for the same house is already wrong.
The same $1,000,000 in every other state
NSW ranks #3 of 8 for owner-occupier duty at this price. The cheapest jurisdiction at $1,000,000 is QLD ($30,850) and the dearest is VIC ($55,000):
| Jurisdiction | Owner-occupier duty at $1,000,000 |
|---|---|
| QLD | $30,850 |
| ACT | $33,958 |
| NSW ← this page | $39,187 |
| TAS | $40,185 |
| WA | $42,616 |
| SA | $48,830 |
| NT | $49,500 |
| VIC | $55,000 |
Standard owner-occupier treatment in each jurisdiction (QLD home concession, VIC PPR, ACT eligible owner-occupier; general rates elsewhere) — first-home relief excluded here.
The full upfront stack at $1,000,000
What actually leaves your account at settlement is deposit plus duty plus, under a 20% deposit, lenders mortgage insurance — the LMI line below comes from the published LVR premium bands in our LMI calculator:
| Path | Deposit | LMI (incl. its duty) | Duty + LMI |
|---|---|---|---|
| 20% deposit | $200,000 | $0 | $39,187 |
| 15% deposit | $150,000 | $11,960 | $51,147 (85% LVR) |
| 10% deposit | $100,000 | $22,644 | $61,831 (90% LVR) |
Figures use owner-occupier duty; treat the LMI column as indicative, since premiums differ by lender and insurer. On top sits $365.46 of NSW Land Registry Services registration fees ($182.73 for the transfer, $182.73 for the mortgage) — the state calculator itemises them live.
How duty moves around $1,000,000
Here is the whole NSW ladder, so you can see what negotiating up or down from this price does to the duty — every price links to its own breakdown:
| Price | Owner-occupier duty |
|---|---|
| $750,000 | $27,937 |
| $800,000 | $30,187 |
| $850,000 | $32,437 |
| $1,000,000 ← this page | $39,187 |
The jump from the rung below ($900,000) was worth $4,500 in extra duty, and the next rung up ($1,200,000) costs another $9,000. Because the schedule charges per $100 of value, anything between two rungs lands proportionally between their bills — or precisely, via the calculator.
Negotiating near $1,000,000? Run your exact figure — plus concessions, surcharges and government fees — through the NSW stamp duty calculator, or see how New South Wales compares with every other jurisdiction on the by-state comparison. And if this is a purchase you're saving for, the duty above is on top of your deposit — LMI applies under a 20% deposit.
Frequently asked questions
How much is stamp duty on $1,000,000 in NSW?
What does a first home buyer pay on $1,000,000 in NSW?
How is stamp duty on $1,000,000 worked out in NSW?
Why does $1,000,000 sit on a boundary in NSW?
Keep tallying
Source
Figures computed from the schedule published by Revenue NSW for FY 2026-27, by the same tested engines as the calculator — last verified 2026-08-27. Eligibility rules decide which schedule applies; see the NSW calculator for full sources and conditions, and how to calculate stamp duty for the method itself. General information only — not financial, legal or tax advice.