First Home Buyer Threshold: What Happens Above $800,000?

The NSW first home buyer exemption threshold is $800,000. But what happens if you buy above this amount? Use this calculator to see the dramatic difference in stamp duty.

Buying at $800,000 means zero stamp duty as a first home buyer. Buy at $900,000 and you'll pay approximately $15,000 in duty. Understanding these thresholds can save you thousands.

Scenario A: At $800,000 threshold

Scenario B: Above threshold

Share
01 —INPUTS
Pays More
Above threshold pays $17,456.00 more in stamp duty compared to At $800,000 threshold.
02 —RESULTS

Scenario A

At $800,000 threshold

2025-26 stamp duty rates

$
Stamp Duty$0.00
First Home Buyer Savings
Save $30,412.00
%
Deposit Amount$160,000.00
!
Government Fees$320.38
Σ
Total Cash Needed$160,320.38
Effective duty rate:0.00%
iFirst home buyer concession saves $30,412.

Scenario B

Above threshold

2025-26 stamp duty rates

$
Stamp Duty$17,456.00
First Home Buyer Savings
Save $17,456.00
%
Deposit Amount$180,000.00
!
Government Fees$17,776.38
Σ
Total Cash Needed$197,776.38
Effective duty rate:1.94%
iFirst home buyer concession saves $17,456.
03 —BREAKDOWN

This calculator provides estimates only and does not constitute financial advice. Actual amounts may vary. Consult a conveyancer or solicitor for accurate costs.

Edit inputs ↑

How to use this comparison

  1. Review the pre-filled scenarios — we've set up realistic defaults for comparison
  2. Adjust the property price — enter your actual or expected purchase price
  3. Compare the results — see the stamp duty difference highlighted at the top
  4. Share or bookmark — the URL updates as you change inputs

Frequently asked questions

What is the first home buyer exemption threshold in NSW?
NSW first home buyers pay zero stamp duty on properties valued at $800,000 or less. Above this threshold, a sliding scale concession applies until $999,999, after which full duty is payable.
How is stamp duty calculated between $800,000 and $1 million?
Between $800,001 and $999,999, you pay a proportion of the full duty based on how far above $800,000 the property is. The formula is: full duty × [(price - $800,000) / $199,999]. This creates a sliding scale from zero duty to full duty.
Is it worth negotiating below the threshold?
Potentially yes. Buying at $800,000 instead of $850,000 saves the full stamp duty amount (approximately $15,000+ at that price point). However, property value and suitability should be primary considerations.
Do other states have similar threshold cliffs?
Yes, most states have exemption thresholds with sliding scale concessions above. VIC threshold is $600,000, QLD is $700,000 for established homes (new homes have no limit). Each state's sliding scale works slightly differently.

Continue your property decision workflow

Understand the rules

Property sale compliance Review withholding and clearance obligations before settlement. Main residence exemption context Understand CGT interactions for future sale planning.

Compare alternatives

All states comparison Benchmark transfer duty across jurisdictions. FHB vs general buyer Quantify concession value around key thresholds.

Run the numbers

State calculator Move from comparison to state-specific estimate. Mortgage calculator Translate upfront duty into full borrowing impact.

Related Calculators

NSW Stamp Duty

Calculate NSW transfer duty with upfront cost estimator.

VIC Stamp Duty

Calculate Victoria land transfer duty.

QLD Stamp Duty

Calculate Queensland transfer duty with home concession.

Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2026-27

This calculator is an estimate tool and may not cover all personal circumstances. For state-based taxes, confirm details with your state or territory revenue office.