Question 1

How much is stamp duty on a $400K property in New South Wales?

Accepted Answer

For an owner-occupier buying an existing $400K home in New South Wales, stamp duty is $12,412 based on 2025-26 rates. That's an effective rate of 3.10%, meaning you pay 3.10% of the property value in duty. Investors pay the same amount.

Question 2

Do first home buyers pay stamp duty on a $400K property in NSW?

Accepted Answer

No — first home buyers in New South Wales are fully exempt from stamp duty on a $400K property, saving $12,412 compared to the standard rate. You may also be eligible for the $10,000 First Home Owner Grant (FHOG) for eligible new homes.

Question 3

How much extra do foreign buyers pay on a $400K property in NSW?

Accepted Answer

Foreign buyers pay an additional 9% surcharge in New South Wales. On a $400K property, that's $36,000 on top of the standard $12,412 duty, bringing the total to $48,412. The effective rate for foreign buyers is 12.10% — roughly 3.9x the standard rate.

Question 4

Is NSW stamp duty on $400K higher or lower than other states?

Accepted Answer

For a $400K owner-occupied property, NSW charges $12,412. The cheapest state at this price point is ACT at $5,008 — $7,404 less than NSW. Use our comparison tool to see a full side-by-side breakdown across all 8 states and territories.

Question 5

How is stamp duty calculated on a $400K property in NSW?

Accepted Answer

New South Wales uses a progressive bracket system with 5 brackets. Your $400K property value is split across the brackets, and each portion is taxed at an increasing rate. The total $12,412 is the sum of duty from all brackets. This is similar to how income tax works — you don't pay the top rate on the entire amount, only on the portion within each bracket.

Question 6

How can I reduce stamp duty on a $400K property in NSW?

Accepted Answer

At $400K in New South Wales, you may be able to reduce your $12,412 stamp duty bill by: claim the first home buyer concession (saves $12,412); buy off-the-plan to potentially reduce the dutiable value; negotiate a lower purchase price (duty is based on the sale price). Some of these strategies can save tens of thousands of dollars — check your eligibility using the calculator above.

Question 7

When do I pay the $12,412 stamp duty in NSW?

Accepted Answer

In New South Wales, stamp duty on your $400K property is due within 3 months of the contract date. Your conveyancer or solicitor will typically include it in the settlement statement and handle the payment to the state revenue office on your behalf. Make sure to budget for this cost on top of your deposit.

Price	Standard Duty	FHB Duty	Effective Rate
$300,000	$8,632	$0 (exempt)	2.88%
$350,000	$10,382	$0 (exempt)	2.97%
$450,000	$14,662	$0 (exempt)	3.26%
$500,000	$16,912	$0 (exempt)	3.38%
$600,000	$21,412	$0 (exempt)	3.57%

State	Duty on $400K	Effective Rate
ACT	$5,008	1.25%
QLD	$5,250	1.31%
NSW (this state)	$12,412	3.10%
WA	$13,015	3.25%
TAS	$13,998	3.50%
SA	$16,330	4.08%
VIC	$16,370	4.09%
NT	$16,514	4.13%

Stamp Duty on $400,000 in NSW

Stamp Duty Scenarios at $400K in NSW

Owner-Occupier

Investor

First Home Buyer

Foreign Buyer

Stamp Duty at Nearby Prices in NSW

$400K Property — All States Compared

What Changes the Result?

Property Type

Buyer Intent

First Home Buyer Status

Foreign Buyer Status

Stamp Duty FAQs — $400K in NSW

Related NSW Pages