NSW $4.258m vs $3.87m: premium 7% vs the last general band
Revenue NSW charges 7% on residential value above $3,870,000. The same engine at the threshold is still 5.5%. This page is the audit of that step — not a suburb mill.
Engine 2026-07-ftc. Educational estimate — not a Revenue Office assessment or credit advice.
Briefing
New South Wales is one of the few states where a high-value residential purchase is not just “more of the 5.5% band.” From 1 July 2026, premium property duty applies above $3,870,000: $194,137 plus 7% of the excess.
DutyStack historically stopped at 5.5% above $1.24m using 2025–26 brackets. That understated a $4.258m house by about $5,095 versus Revenue NSW. The columns on this page are the corrected 2026–27 engine.
First-home concessions are finished at $1,000,000. Do not look for an FHB story at these prices. Purpose (live-in vs investment) does not rewrite the NSW general table — unlike Queensland — but the land still has to be residential for the 7% band.
If part of the property is used for business, or the lot is larger than two hectares, Revenue NSW apportions. This calculator does not. Treat the entered price as fully residential unless a conveyancer says otherwise.
After you read the two columns, open the NSW learn hub for FHB $800k/$1m and Scheme metro $1.5m — different problems, different dollars.
The decision
Is this residential purchase over the 2026–27 premium threshold, or can you stay in the general 5.5% band?
- From 1 July 2026 the premium threshold is $3,870,000
- Duty at the threshold is $194,137 (general table only)
- Above the threshold: $194,137 + 7% of the excess — not 5.5% forever
- FHB concessions are irrelevant at these prices
- Mixed-use / >2ha apportionment is a Revenue NSW question; this model treats the price as fully residential
What to tick
- State: NSW
- Purpose: Live in it (does not change the NSW general table)
- First home buyer: No
- Compare $3,870,000 vs $4,258,000
Engine comparison
At the threshold $3.87m
Exactly $3,870,000 — last dollar of general rates. No 7% yet. $194,137 is $52,237 + 5.5% over $1,290,000.
- Stamp duty
- $194,137
- Deposit
- $774,000 (20%)
- LVR
- 80.0%
- LMI flag
- Not flagged
- Funds to complete
- $968,511
5% Deposit Scheme: FHB only (or eligible returning buyers)
Premium $4.258m
Residential $4,258,000. Excess $388,000 × 7% = $27,160. Total duty $221,297.
- Stamp duty
- $221,297
- Deposit
- $851,600 (20%)
- LVR
- 80.0%
- LMI flag
- Not flagged
- Funds to complete
- $1,073,271
NSW premium property duty (7% above $3.87m)
5% Deposit Scheme: FHB only (or eligible returning buyers)
Takeaway
If the contract is dated in FY 2026–27 and the land is residential, do not accept a 5.5%-to-infinity quote above $3.87m. Re-run at the signed price. Then open the NSW learn hub for FHB caps and Scheme, which live in a completely different price band.