New South Wales · FY 2026-27
Stamp duty on $850,000 in NSW
In New South Wales, a $850,000 purchase carries duty of $32,437 for FY 2026-27, which is 3.82% of the price itself. 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 $850,000
Duty only — the NSW calculator covers concessions and eligibility.
Where this price sits
Between the $800,000 exemption cap and the $1,000,000 limit, relief under the First Home Buyers Assistance Scheme (FHBAS) tapers away fast — a first home buyer saves less with every extra dollar of price.
Every buyer type at $850,000
| Buyer | Duty | Notes |
|---|---|---|
| Owner-occupier or investor | $32,437 | — |
| First home buyer | $9,796.75 | 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) | $108,937 | 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 $850,000 in every other state
NSW ranks #3 of 8 for owner-occupier duty at this price. The cheapest jurisdiction at $850,000 is QLD ($24,100) and the dearest is VIC ($46,070):
| Jurisdiction | Owner-occupier duty |
|---|---|
| QLD | $24,100 |
| ACT | $25,108 |
| NSW ← this page | $32,437 |
| TAS | $33,435 |
| WA | $34,891 |
| SA | $40,580 |
| NT | $42,075 |
| VIC | $46,070 |
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 $850,000
Add the other day-one cost to the duty: below 20% deposit, lenders mortgage insurance applies, computed here from the same published bands as our LMI calculator:
| Deposit | LMI (incl. its duty) | Duty + LMI |
|---|---|---|
| 20% deposit $170,000 | $0 | $32,437 |
| 15% deposit $127,500 | $9,631 | $42,068 (85% LVR) |
| 10% deposit $85,000 | $19,247 | $51,684 (90% LVR) |
Duty shown is the owner-occupier bill; LMI premiums vary between insurers, so read that column as a guide. Registration adds $182.73 (transfer) plus $182.73 (mortgage) in NSW Land Registry Services fees — the state calculator itemises them live.
How duty moves around $850,000
Duty at every rung of the NSW ladder this page belongs to — each price has its own page:
| Price | Owner-occupier duty |
|---|---|
| $750,000 | $27,937 |
| $800,000 | $30,187 |
| $850,000 ← this page | $32,437 |
| $1,000,000 | $39,187 |
Compared with $800,000 a step down the ladder, this price carries $2,250 more duty; going up to $900,000 would load on $2,250 on top. In-between prices scale smoothly (the brackets bite per $100), and a quick run through the calculator settles any figure the ladder skips.
Negotiating near $850,000? 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 $850,000 in NSW?
What does a first home buyer pay on $850,000 in NSW?
Where does the $850,000 NSW figure come from?
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.