Established vs new: why grant headlines lie

Grant and duty are different instruments

A First Home Owner Grant is a grant credit. A stamp duty concession is a duty path. You can receive one without the other. Buyers who blend them into “government help” invent a cash surplus that never arrives.

New homes and vacant land often sit on different grant settings to established houses. That is normal policy design, not a calculator bug.

The established-home default

For established dwellings, start with grant = $0 in your funds-to-complete worksheet. Only add a grant when the administering body and your conveyancer confirm eligibility for your contract date.

Duty concessions may still apply on established stock inside caps. That is a separate line. Do not require a grant to make the purchase work if you are buying established.

New-build and off-the-plan traps

New-build paths can show stronger grants and different duty timing. House-and-land packages can split land settlement and build. Cash planning must cover the dutiable event you actually face.

Off-the-plan contracts can change valuation treatment. Do not rely on an established-home mental model for an off-the-plan contract.

Temporary grant boosts expire. A friend’s purchase last year is not your assessment.

How to compare honestly

Hold price, state, purpose, and first-home status fixed. Flip only new versus established. Write both cash stacks. Pick the property type you will sign — not the one with the prettier marketing grant.

Open the WA established versus new scenario as a template, then switch to your state learn hub and calculator.

How this fits DutyStack

Use the calculator for custom numbers after you understand the decision sequence on this page. Use learn hubs for state-specific traps. Use scenarios when you need a forced comparison with engine output.

Nothing here is credit advice under the NCCP or a Revenue Office assessment. Professionals settle the contract; these pages help you decide whether you can afford to start.

We update guides when modelled settings change. Always verify rules for your contract date.

Return to this page when your offer price or household story changes. Static advice from a friend is not a worksheet.

Checklist before you act

Print or save this list and tick it with real names and dates:

• Real offer or ceiling price written down
• Purpose and first-home status agreed for every purchaser
• Foreign purchaser status checked for every purchaser
• Duty and fees modelled at that price
• Grant treated as zero until confirmed
• Conveyancer engaged before auction where required