Stamp Duty Concession NSW — First Home Buyers

Stamp Duty Exemption for First Home Buyers NSW 2026

Eligible first home buyers in NSW pay zero stamp duty on properties up to $800,000, and a concessional (reduced) rate on properties from $800,001 to $1,000,000. RyRo Loan Centre confirms your eligibility, coordinates the application and ensures you don't miss out on this significant saving.

On a $750,000 property, the stamp duty saving for an eligible first home buyer in NSW is approximately $29,240. Combined with the First Home Owner Grant and the 5% Deposit Scheme, eligible buyers can save over $50,000 in upfront purchase costs.

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Last updated: April 2026

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Understanding

What Is the First Home Buyer Assistance Scheme (FHBAS)?

The First Home Buyer Assistance Scheme (FHBAS) is a NSW Government scheme that reduces or eliminates stamp duty (transfer duty) for eligible first home buyers. Unlike the First Home Owner Grant — which only applies to new homes — the FHBAS applies to both new and established properties up to $1,000,000.

Stamp duty is the largest transaction cost in a property purchase. For a $750,000 property in NSW, standard transfer duty is approximately $29,240. Under the FHBAS, eligible first home buyers pay nothing. That saving can be redirected to your deposit, renovation or building up a financial buffer.

The FHBAS was significantly expanded in July 2023, raising the full exemption threshold from $650,000 to $800,000. These expanded thresholds remain in effect in 2026.

What types of property are eligible?

  • 1
    Established homes (existing): Eligible on properties up to $1,000,000. This is the key advantage of FHBAS over the FHOG: existing properties are included. Full exemption up to $800,000, concessional rate from $800,001 to $1,000,000.
  • 2
    New homes (never previously occupied): Eligible on properties up to $1,000,000. Full exemption up to $800,000, concessional rate to $1,000,000. Can also combine with the $10,000 FHOG if under $750,000.
  • 3
    House and land packages: Stamp duty on a house and land package (two contracts) is calculated on the land price only. If the land price is under $350,000, full exemption applies. Concessional rates apply from $350,001 to $450,000.
  • 4
    Vacant land (with intent to build): Full exemption on land up to $350,000. Concessional rates from $350,001 to $450,000. The buyer must intend to build their principal place of residence on the land.
2026 Thresholds

NSW First Home Buyer Stamp Duty Thresholds 2026

Property typeFull exemption (no stamp duty)Concessional rate applies
New or established homeUp to $800,000$800,001 – $1,000,000
Vacant land (intent to build)Up to $350,000$350,001 – $450,000

The concessional rate applies a proportional discount between the lower and upper thresholds. A property at $900,000 attracts 50% of the standard stamp duty; a property at $950,000 attracts 75%. The concession phases out linearly between $800,000 and $1,000,000.

How Much Will You Save?

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Worked Examples

How Much Do First Home Buyers Save on Stamp Duty?

These examples illustrate the stamp duty saving for eligible first home buyers in NSW in 2026 compared to a standard buyer paying full transfer duty:

Purchase price

$600,000

Standard duty

~$21,330

FHB duty

$0

FHB saving

$21,330

Full exemption — well under $800,000 threshold

Purchase price

$750,000

Standard duty

~$29,240

FHB duty

$0

FHB saving

$29,240

Full exemption — at the sweet spot under $800,000

Purchase price

$800,000

Standard duty

~$31,490

FHB duty

$0

FHB saving

$31,490

Full exemption — right at the threshold

Purchase price

$900,000

Standard duty

~$35,990

FHB duty

~$17,995

FHB saving

~$17,995

Concessional rate — 50% of standard duty

Purchase price

$1,000,000

Standard duty

~$40,490

FHB duty

~$40,490

FHB saving

$0

Above threshold — full duty applies

Note: Transfer duty figures are approximate based on NSW Revenue rates current as of April 2026. Use our Stamp Duty Calculator for an exact figure.

Key Definitions

Stamp Duty Concession NSW: Key Definitions

What is transfer duty (stamp duty) in NSW?

Transfer duty (commonly called stamp duty) is a state tax payable when you purchase property in NSW. It is calculated on the purchase price (or market value, whichever is higher) using a sliding scale. Transfer duty is paid at or before settlement and must be funded from your own savings — it cannot be added to your home loan. In NSW, the amount is assessed and collected by Revenue NSW.

What does FHBAS stand for?

FHBAS stands for First Home Buyer Assistance Scheme. It is the NSW Government scheme that provides first home buyers with either a full exemption from transfer duty (stamp duty) or a concessional (reduced) rate, depending on the property purchase price and type.

Is stamp duty calculated on the total house and land package price?

For a standard house and land package (two separate contracts — one for land, one for construction), stamp duty is calculated on the land purchase price only, not the total combined value of land and build. This is a significant advantage over buying an equivalent established property. For first home buyers, the land price thresholds are: full exemption up to $350,000; concessional rate from $350,001 to $450,000.

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Stamp Duty Concession NSW FAQs

Common questions about the NSW first home buyer stamp duty exemption and FHBAS.

Why people ask

  • Clarity on exactly how much stamp duty you will save
  • Confidence that your eligibility is confirmed before you exchange contracts
  • Peace of mind that the concession application is lodged correctly at settlement

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Sumit

Sumit

Director & Senior Loan Specialist

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1

FHBAS basics

The First Home Buyer Assistance Scheme (FHBAS) is a NSW Government scheme that provides eligible first home buyers with a full exemption from stamp duty (transfer duty) on properties up to $800,000, or a concessional (reduced) rate on properties from $800,001 to $1,000,000. It applies to both new and established properties — unlike the First Home Owner Grant which only applies to new homes.
In NSW in 2026, eligible first home buyers pay $0 stamp duty on properties up to $800,000. For properties from $800,001 to $1,000,000, a concessional (reduced) rate applies — the discount phases out progressively between these thresholds. Properties above $1,000,000 attract full stamp duty with no first home buyer concession. These thresholds have been in place since July 2023 and remain current for 2026.
The FHBAS (First Home Buyer Assistance Scheme) provides stamp duty relief — it reduces or eliminates the stamp duty you pay on your purchase. The FHOG (First Home Owner Grant) provides a $10,000 cash payment toward your purchase. Both are NSW Government schemes but they operate independently. Eligible first home buyers can access both — FHBAS applies to properties up to $1,000,000 (new and established), while the FHOG applies to new homes up to $750,000 only.
2

2026 thresholds & eligibility

The current NSW FHBAS thresholds for 2026 are: Full exemption (zero stamp duty) for properties purchased at $800,000 or below; Concessional (phased reduction) for properties from $800,001 to $1,000,000 — the discount decreases progressively as the price approaches $1,000,000; No concession for properties above $1,000,000. These thresholds apply to both new and established properties. For vacant land purchases, the thresholds are lower: full exemption up to $350,000 and concessional rates from $350,001 to $450,000.
To be eligible for the FHBAS stamp duty exemption or concession in 2026, you must: (1) be purchasing a property for the first time (no previous ownership of residential property in Australia); (2) be an individual (not a company or trust); (3) be at least 18 years old; (4) be an Australian citizen or permanent resident; (5) intend to move in and live in the property as your principal place of residence within 12 months of settlement, for a continuous period of at least 12 months. If any co-purchaser has previously owned residential property in Australia, the concession is unavailable.
No. The FHBAS stamp duty exemption and concession only applies when the buyer intends to occupy the property as their principal place of residence within 12 months of settlement. First home buyers who purchase a property as an investment (without intending to live in it) are not eligible for the FHBAS concession and must pay full stamp duty. If you purchase as an owner-occupier and later decide to rent out the property, you do not need to repay the stamp duty concession, provided you met the residency condition at the time of purchase.
3

Application & combining schemes

The FHBAS application is included in the transfer duty assessment completed by your conveyancer or solicitor at settlement. Your conveyancer lodges the transfer duty declaration with Revenue NSW, including the first home buyer exemption or concession claim. You do not need to apply separately — it is handled as part of your conveyancing. However, you must ensure your conveyancer is aware you are a first home buyer and confirm your eligibility before contracts are exchanged.
Yes. The FHBAS stamp duty exemption and the FHOG are separate schemes and can both be claimed by eligible first home buyers. For a new home or house and land package under $750,000, you can receive the $10,000 FHOG cash payment plus pay zero stamp duty under the FHBAS (for properties up to $800,000) and also use the 5% Deposit Scheme to purchase with a 5% deposit and no LMI. Stacking all three schemes can save first home buyers over $50,000 in upfront costs on a $750,000 purchase.
Yes. A family guarantee (where a parent or family member offers their property as additional security) does not affect FHBAS eligibility. The stamp duty concession is assessed based on the buyer's eligibility criteria (first home buyer status, property price, residency intention), not on the loan structure. Family guarantors do not need to be named on the contract of sale for the buyer to claim FHBAS.
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RyRo Loan Centre

Confirm Your Stamp Duty Saving Before You Buy

The NSW stamp duty exemption is one of the largest financial benefits available to first home buyers — but only if you know about it and claim it correctly. We confirm your eligibility and ensure your concession is applied at settlement.

Sumit - Director & Senior Loan Specialist

“On a $750,000 property, the stamp duty saving alone is nearly $30,000. That's your deposit buffer, your renovation fund, or your emergency reserve. Let's make sure you don't leave it on the table.”

Sumit · Director & Senior Loan Specialist

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