State buyer hubs
DutyStack is a free calculator — and a publisher briefing desk for Australian residential purchases. Each state hub is a long-form decision guide: purpose traps, first-home gates, grant versus duty, scheme caps, and the cash worksheet you should run before you bid. Not credit advice. Not a Revenue Office assessment.
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
How to read a state hub
Start with purpose — live-in versus investment — because several states gate concessions on occupancy. Then check first-home eligibility and price caps before you fall in love with a listing. Grant cash and duty concessions are different levers; a grant can arrive after settlement while duty is due on contract. Scheme deposits (including the Home Guarantee Scheme) change LVR and often LMI, but they do not rewrite stamp duty by themselves. End every hub with the cash stack: deposit, duty, fees, and a buffer for conveyancing and move-in costs.
After the briefing, open the matching first-home buyer calculator with your real offer, or a worked scenario when you need a forced fork (purpose, scheme versus LMI, price stretch). National guides cover topics that span jurisdictions — funds to complete, LMI, foreign surcharge, auction cash ceilings, and reading a conveyancer statement.
We update hubs when rate tables or scheme settings change. Page dates show the editorial stamp. Official sources are linked on each hub and on How it works— use those before you exchange.
New South Wales
NSW adds a 7% premium band above $3.87m — and FHB relief dies at $1m.
Updated 21 August 2026
Victoria
Victoria FHB relief is a $600k / $750k cliff — surcharge can dwarf base duty.
Updated 21 August 2026
Queensland
Queensland is the state where Live in it vs Investment rewrites the rate table.
Updated 21 August 2026
Western Australia
WA FHB relief is $500k / $700k — grants lean new; established is a different cash stack.
Updated 21 August 2026
South Australia
SA first-home duty relief is new or vacant land — established homes pay the full table.
Updated 21 August 2026
Tasmania
Tasmania’s FHB $750k duty exemption expired 30 June 2026 — standard rates apply.
Updated 21 August 2026
Australian Capital Territory
ACT first-home duty relief is income-tested — the calculator cannot see your taxable income.
Updated 21 August 2026
Northern Territory
NT duty is a formula, not a bracket table — and there is no FHB duty concession in this engine.
Updated 21 August 2026
Guides
- Stamp duty in Australia: how buyers should think about it
- Funds to complete: the cash you need beyond the loan
- First home buyer stamp duty and grants: what usually matters
- LMI and LVR: what high-LVR buyers are actually paying for
- Australia’s 5% Deposit Scheme: eligibility in practice
- Queensland stamp duty: home concession vs investment rates
- Set an auction cash ceiling that includes stamp duty
- Foreign purchaser surcharge: status is a cash line
- Established vs new: why grant headlines lie
- Reading a conveyancer settlement statement without panic
Scenarios
- NSW $4.258m vs $3.87m: premium 7% vs the last general band
- NSW $400k FHB: vacant land vs dwelling
- QLD $700k first home: Live in it vs Investment
- NSW $850k FHB: 5% Scheme vs 10% deposit + LMI
- VIC first home: $600k vs $750k — why the tick is not enough
- Same $900k NSW purchase: 20% vs 10% deposit cash
- WA $650k FHB: established vs new-build cash stack
- VIC $900k: citizen vs foreign purchaser surcharge
- NSW $850k: thicker deposit vs cash kept for offset