Australian settlement cash. Estimates only.
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Before you bid
Stamp duty, deposit cash, grants and LMI stack differently in every state. Read a state learn hub, work a scenario, then run your own numbers. Do not bid on a single headline figure.
- NSW vacant land vs dwelling: $400k FHB: land FHBAS is not the $800k path
- NSW premium duty: $4.258m at 7% vs the $3.87m threshold
- NSW 5% Scheme vs LMI: settlement cash when the guarantee path applies
- VIC foreign surcharge: status can dominate the government cash line
- Funds to complete: deposit is not the whole settlement stack
- QLD home vs investment: why purpose is a cash toggle
- Offset vs thicker deposit: then test repayments with a real offset balance
State hubs, then the FHB calculator, compare two paths, or the glossary.
Clear estimates. No trap.
Pick a state, enter a price, then switch tabs for repayments and LMI. We show the maths, then you verify with the revenue office and lender.
What you get
State-by-state duty
Stamp duty, transfer fees, FHB concessions, and 5% Scheme caps. Versioned as 2026-07-ftc.
Repayments & offset
P&I or interest-only, plus offset savings: daily interest on loan − offset, same P&I repayment, interest and time saved. Not a live lender feed.
Honest LMI check
Indicative bands by LVR, or paste a lender quote. Scheme path flagged. Never presented as an insurer premium.
- All eight states and territories
- FHB, owner-occupier, 5% Deposit Scheme
- Funds, repayments, indicative LMI in one place
- Estimates only - not credit advice
Common questions
- Is this credit advice?
- No. DutyStack gives stamp duty, funds-to-complete, repayment and indicative LMI estimates for education only. Speak to a licensed broker or lender for credit advice.
- How accurate are the figures?
- Duty and fee tables ship under rate table 2026-07-ftc. Repayments use standard amortising formulae; offset savings use daily net-balance interest (365-day year) with the same simulator for with/without. Always confirm duty with the revenue office and LMI with a lender.
- Do you collect my details?
- The calculator does not ask for name, email, or phone. See Privacy for cookies and ads.
- What about LMI?
- We flag when LMI typically applies and can show an indicative band or your override. We do not invent a firm premium. Get a lender quote.
How we calculate
Stamp duty comes from versioned state tables. See How it works. Not a generic “5.5% forever” slope. NSW residential value above $3.87m uses the 7% premium band; Queensland uses different home vs investment schedules. Estimates only. Verify with the revenue office for your contract date.