NSW Property Tax Notices 2026-27: Payment Dates and Rate Check

Short summary

Revenue NSW began issuing 2026-27 property tax notices on 1 July 2026 to owners who previously chose First Home Buyer Choice property tax instead of upfront transfer duty.

The scheme is closed to new buyers. Existing opted-in owners continue to receive an annual notice until they sell the property.

Payment is due in full by 31 August 2026, or in four interest-free instalments on 31 August 2026, 30 November 2026, 28 February 2027 and 31 May 2027.

This property tax is different from ordinary NSW land tax. Do not enter the notice amount into the NSW Land Tax Calculator, which models a separate tax with different thresholds and rules.

Who receives a property tax notice

First Home Buyer Choice briefly allowed an eligible first home buyer to choose annual property tax instead of transfer duty. The option closed on 30 June 2023, but a property that entered the scheme remains subject to property tax while the included owner holds it.

Revenue NSW issues a notice each financial year. The 2026-27 assessment period runs from 1 July 2026 to 30 June 2027.

If you bought after the scheme closed and never opted in, this is not a new annual tax applying to your home.

2026-27 payment dates

The notice provides two main choices:

Revenue NSW describes the four scheduled instalments as interest-free. A reassessment issued later can have different dates, so follow the notice actually received.

The 2026-27 rates

The NSW Government Gazette lists these annual components for the financial year starting 1 July 2026:

The percentage conversion matters. A decimal rate of 0.00318 is 0.318%, not 0.0318%.

At the time this article was checked, the Revenue NSW calculation webpage displayed 0.0318% for owner-occupied land, while the Gazette records 0.00318 and the published indexation formula supports 0.318%. This article uses the Gazette rate. If your notice appears inconsistent, ask Revenue NSW to confirm the assessment rather than recalculating it from the webpage label alone.

Worked rate example

Assume an opted-in property has a $700,000 land value for the relevant calculation and is owner-occupied for the full year.

• Fixed component: $464.83.
• Variable component: $700,000 x 0.00318 = $2,226.
• Uncapped annual amount: $2,690.83.

The actual notice may be lower because of the 4% cap, prior-year treatment, a part-year land-use change or another assessment detail. This example is not an official calculation.

How the 4% cap works

Revenue NSW says the annual liability for a particular lot generally cannot rise by more than 4% where the property has the same land use for at least part of the prior year.

The cap does not apply in the first property tax year because there is no prior annual calculation. Its application can also change when land use changes, or land is subdivided, consolidated or used for more than one purpose.

Revenue NSW compares the current calculation with the capped amount and assesses the lower liability where the cap applies.

What to check on the notice

Review:

• the financial year and property address;
• the land value used;
• whether the land is recorded as owner-occupied or not owner-occupied;
• any special treatment shown;
• how the 4% cap was applied;
• the amount and instalment dates; and
• the communication and contact details.

If property use or personal information is wrong, Revenue NSW directs owners to update their details online before the due date.

Property tax is not land tax or stamp duty

These three NSW charges answer different questions:

Use the Stamp Duty Calculator only for an indicative transfer duty estimate. Use the NSW land tax assessment notice checklist for an ordinary land tax notice.

What remains uncertain

An online article cannot reproduce every property tax notice. The 4% cap, part-year changes, mixed use, subdivision, consolidation, reassessments and the land value can alter the result.

The public percentage-label inconsistency is another reason to use the Gazette, the actual notice and direct Revenue NSW confirmation before disputing or paying a self-calculated amount.

Sources

• Revenue NSW: 2026 property tax notice of assessments, published 22 June 2026 and checked 20 July 2026.
• Revenue NSW: understand your notice of assessment, updated 22 June 2026 and checked 20 July 2026.
• Revenue NSW: how property tax is calculated, updated 22 June 2026 and checked 20 July 2026.
• NSW Government Gazette No 109 of 20 March 2026, page 11.

General information disclaimer

This article provides general information only. It is not tax advice, legal advice, an official assessment, an objection or a payment instruction. Check the dates and amounts on your notice, confirm current Revenue NSW guidance and speak with a registered tax adviser or lawyer where appropriate.