Buyer guides
Original DutyStack explainers for Australian purchases. Written to sit beside the calculator and the state learn hubs, not replace your conveyancer or broker. These are national topics; for state-specific decision rules open Learn.
Last reviewed 2026-08-21
Independent toolkit. Not government
DutyStack is an independent product operated by Harbour Lending (Australia). It is not a government website, not affiliated with any state revenue office, and not a substitute for a conveyancer, licensed broker, or credit licensee. Stamp duty rates, concessions, grants and scheme rules change. Always verify figures with the official source before you exchange or settle.
Last reviewed 2026-08-21 · Harbour Lending editorial
What these guides are for
A learn hub answers “how does my state work?” A guide answers a cross-cutting question: how to build a funds-to-complete worksheet, when LMI appears, how auction cash ceilings differ from private treaty deposits, how foreign purchaser surcharges stack, or how to read a conveyancer’s statement without missing a line item. Use them when the decision is not unique to one jurisdiction, or when you need a deeper pass after the state briefing.
Estimates only. Not credit advice under the NCCP. Not a Revenue Office assessment. When legislation changes, we update the modelled paths and the dates on these pages. If a guide conflicts with an official publication, the official source wins, and you should send a correction.
Prefer a forced comparison with engine numbers? Open Scenarios. Prefer to type your own offer? Use the calculator.
Stamp duty in Australia: how buyers should think about it
Plain-English guide to transfer duty, brackets, concessions, and why every state prices the same purchase differently.
Updated 2 August 2026
Funds to complete: the cash you need beyond the loan
Deposit, stamp duty, fees, grants, and LMI — how settlement cash actually stacks for Australian buyers.
Updated 2 August 2026
First home buyer stamp duty and grants: what usually matters
How FHB concessions, living-in rules, price caps, and FHOG interact — and where buyers commonly mis-tick the form.
Updated 2 August 2026
LMI and LVR: what high-LVR buyers are actually paying for
Loan-to-value ratio, lenders mortgage insurance, capitalisation, and how the 5% Deposit Scheme changes the conversation.
Updated 2 August 2026
Australia’s 5% Deposit Scheme: eligibility in practice
Owner-occupier rules, price caps, and why investment and non-FHB purchases do not use this path.
Updated 2 August 2026
Queensland stamp duty: home concession vs investment rates
Why QLD purpose changes duty, how FHB concessions need Live in it, and what established vs new can mean for grants.
Updated 2 August 2026
Set an auction cash ceiling that includes stamp duty
How to build a walk-away bid that funds deposit, duty, fees, and a buffer — before you raise your hand.
Updated 11 August 2026
Foreign purchaser surcharge: status is a cash line
How surcharge stacks on base duty, why one name on title can rewrite settlement cash, and what to verify before exchange.
Updated 11 August 2026
Established vs new: why grant headlines lie
How property type changes FHOG and duty stories — and why you should budget established purchases without a grant until confirmed.
Updated 11 August 2026
Reading a conveyancer settlement statement without panic
How to map adjustment lines back to your funds-to-complete worksheet — and what to do when the statement disagrees with a calculator.
Updated 11 August 2026