New South Wales · FY 2026-27
Stamp duty on $800,000 in NSW
Buy at $800,000 in New South Wales, to live in or to rent out, and the transfer duty is $30,187 this financial year — an effective 3.77% of the price, while an eligible first home buyer pays nothing at all. Every duty figure below comes from the official schedule; the LMI column further down is indicative.
FY 2026-27 rates · verified against the official sources.
The tally at $800,000
Duty only — the NSW calculator covers concessions and eligibility.
Right on a boundary
This is the exemption cap of the First Home Buyers Assistance Scheme (FHBAS) itself: an eligible first home buyer pays exactly $0 at $800,000, and starts paying (on a steep taper) from one dollar more.
Every buyer type at $800,000
| Buyer | Duty | Notes |
|---|---|---|
| Owner-occupier or investor | $30,187 | — |
| First home buyer | $0 | Under the First Home Buyers Assistance Scheme (FHBAS): new or existing home, duty-free to $800,000, concession phasing out at $1,000,000. |
| Foreign buyer (incl. 9% surcharge) | $102,187 | Surcharge on the full price, on top of duty. |
This is the heart of the Sydney-fringe and regional-NSW market, and the zone where the FHBAS decision bites hardest: full exemption to $800,000, then a taper that gives back less with every dollar of price to $1,000,000. Non-first-home buyers pay the general CPI-indexed schedule — NSW has no owner-occupier concession to soften it.
The same $800,000 in every other state
NSW ranks #3 of 8 for owner-occupier duty at this price. The cheapest jurisdiction at $800,000 is QLD ($21,850) and the dearest is VIC ($43,070):
| Jurisdiction | Owner-occupier duty |
|---|---|
| QLD | $21,850 |
| ACT | $22,158 |
| NSW ← this page | $30,187 |
| TAS | $31,185 |
| WA | $32,316 |
| SA | $37,830 |
| NT | $39,600 |
| VIC | $43,070 |
Standard owner-occupier treatment in each jurisdiction (QLD home concession, VIC owner-occupier rates to $550,000, ACT eligible owner-occupier; general rates elsewhere) — first-home relief excluded here.
The full upfront stack at $800,000
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:
| Deposit | LMI (incl. its duty) | Duty + LMI |
|---|---|---|
| 20% deposit $160,000 | $0 | $30,187 |
| 15% deposit $120,000 | $9,064 | $39,251 (85% LVR) |
| 10% deposit $80,000 | $17,042 | $47,229 (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 $800,000
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 ← this page | $30,187 |
| $850,000 | $32,437 |
| $1,000,000 | $39,187 |
The jump from the rung below ($750,000) was worth $2,250 in extra duty, and the next rung up ($850,000) costs another $2,250. Because the brackets bite per $100, anything between two rungs lands roughly in proportion between their bills — or precisely, via the calculator.
Negotiating near $800,000? 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 $800,000 in NSW?
What does a first home buyer pay on $800,000 in NSW?
How is stamp duty on $800,000 worked out in NSW?
Why does $800,000 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.