31/08/2026
Whether you are a first-home buyer breaking into the market or a seasoned buyer adding to your portfolio, missing your NSW stamp duty deadline or threshold can completely derail your conveyancing process.
Revenue NSW rules change completely depending on what you buy and who you are:
🏡 Residential Properties (Established or New)
Thresholds: First home buyers pay $0 duty up to $800k (concessions to $1M) via FHBAS. Seasoned buyers pay standard rates from dollar one.
When it’s due: The earliest of 3 months from contract date OR settlement. (Tip: Since standard settlement is 6 weeks, expect to pay on or before settlement day!)
🌱 Vacant Land
Thresholds: First home buyers pay $0 duty up to $350k (concessions rate up to $450k). Seasoned buyers pay full standard rates.
When it’s due: Standard timeline—the earliest of 3 months from contract date OR settlement.
🏗️ Off-The-Plan Properties
Thresholds: Follows residential caps (First home buyers pay $0 up to $800k).
When it’s due:
Owner-Occupiers: Earliest of 15 months from contract date OR settlement (includes the 12-month deferral under Section 49A of the Duties Act 1997 + 3 months to pay).
Investors: Locked out of the extension! Due on the standard timeline (earliest of 3 months or settlement).
⚠️ Note for Owner-Occupiers: To keep any first-home concessions or the off-the-plan deferral, eligibility requirements apply.
⚠️ Note on Foreign Buyers: Under federal law, foreign purchasers are completely banned from buying established homes until 2029. They are restricted to new builds or off-the-plan properties (subject to FIRB approval), where they face a massive 9% NSW Surcharge Purchaser Duty on top of standard rates.
Never guess. Always double-check your exact figures, eligibility, and contract dates with your conveyancer before signing!
