Example result based on the prefilled values.
Stamp Duty
A$22,087.00
First Home Buyer Discount
A$0.00
Foreign Investor Surcharge
A$0.00
Total Duty Payable
A$22,087.00
Effective Rate
3.70%
Est. Total Upfront Costs
A$34,087.00
Continue your plan
Useful next calculations
When to use this calculator
- Before buying, renting, refinancing, or reviewing a property investment.
- When you want to compare cash flow, yield, growth, and ownership costs side by side.
- When you need a fast estimate before speaking to an agent, lender, or adviser.
- When you are assessing whether a rental property still makes financial sense after a mortgage rate change.
- When you want to compare the total cost of renting against owning over a five- or ten-year horizon.
A realistic Australia planning example
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
Property Purchase Price (A$)
A$700,000
State / Territory
New South Wales (NSW)
Buyer Type
Standard purchaser
Property Use
Principal place of residence
After entering these figures, review stamp duty, first home buyer discount and foreign investor surcharge together rather than in isolation — each metric tells a different part of the story. Then rerun the tool with one input adjusted to see which variable has the biggest effect on all three outputs before you settle on a plan.
How to read your results
Stamp Duty
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
First Home Buyer Discount
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Foreign Investor Surcharge
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Total Duty Payable
This is the headline outcome of the calculation, but it is most useful when read alongside the supporting metrics below it rather than in isolation. Try changing one input at a time and watching how this total moves to understand which driver has the biggest impact.
Effective Rate
The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.
Est. Total Upfront Costs
This is the headline outcome of the calculation, but it is most useful when read alongside the supporting metrics below it rather than in isolation. Try changing one input at a time and watching how this total moves to understand which driver has the biggest impact.
Method & assumptionsAuthoritative sources
This calculator applies the approximate 2024 progressive transfer duty (stamp duty) scales for New South Wales, Victoria, Queensland, Western Australia, South Australia, and the Australian Capital Territory. Each state uses a tiered bracket system where progressively higher rates apply to each portion of the purchase price above a threshold. For first home buyers, the calculator applies a full duty exemption where the purchase price is at or below each state’s published exemption limit; partial concessions (available in NSW and VIC for prices above the full exemption threshold) are not modelled. The foreign investor surcharge of 8% is applied as a flat percentage of the full purchase price, consistent with current NSW, VIC, QLD, and SA rates.
The estimated total upfront costs figure adds 2% of the purchase price as a proxy for legal fees, conveyancing, building inspections, mortgage registration, and related transaction costs; actual costs will vary. Tasmania, Northern Territory, and the ACT’s full phased-duty model are not included due to the complexity of transition-period rates. Duty rates and first home buyer thresholds change frequently with state budgets — always verify the current rates directly with the relevant state revenue office (e.g., Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office) or a licensed conveyancer before exchanging contracts.
Common mistakes
- !Using an assumption that is not supported by a current local quote, bill, statement or official source.
- !Treating a generic estimate as a lender, provider, payroll or tax authority decision.
- !Mixing monthly and annual inputs without converting them consistently.
- !Forgetting location-specific taxes, fees, eligibility rules or payroll deductions where they apply.
- !Testing only one scenario instead of checking how a cautious assumption changes the result.
What to do next
- Run a second scenario with a cautious assumption so you can see the downside clearly.
- Compare the result with the related calculators below before making a decision.
- Check current local rules, eligibility and provider terms before applying or committing money.
- Keep a record of the assumptions so you can update the estimate when a quote, bill or pay figure changes.
- Use the result to prepare better questions for a lender, provider, adviser or employer rather than treating it as a final answer.
Frequently asked
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