Worked scenarios
Each page forces a real purchase decision, then shows DutyStack engine numbers for both sides — with a written briefing so the comparison is not just two cards. Estimates only — rate table 2026-07-ftc. Not credit advice.
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
Why scenarios exist
Calculators answer “what does this offer cost?” Scenarios answer “which fork should I even run?” Purpose (live-in vs investment), scheme deposit versus a larger cash deposit with LMI, price stretch past a concession cap, new versus established grants — these are the decisions that change the cash stack before you tweak a slider. Each scenario locks two honest inputs, runs the same engine, and explains the delta in plain language.
After a scenario, open the matching state learn hub and replace the demo price with your offer. Scenarios teach the fork; learn hubs teach the local rules; the calculator is where your contract numbers go. National guides add depth when the topic spans states.
NSW $4.258m vs $3.87m: premium 7% vs the last general band
Revenue NSW charges 7% on residential value above $3,870,000. The same engine at the threshold is still 5.5%. This page is the audit of that step — not a suburb mill.
Duty $194,137 vs $221,297 · Δ +$27,160 · Cash $968,511 vs $1,073,271
NSW $400k FHB: vacant land vs dwelling
Same price, same first-home tick. Dwelling FHBAS is $800k / $1m. Vacant land FHBAS is $350k / $450k. The calculator used to lump both into New / vacant land and print $0. It does not anymore.
Duty $0 vs $7,034 · Δ +$7,034 · Cash $80,374 vs $87,408
QLD $700k first home: Live in it vs Investment
Same price, same FHB tick — purpose alone can turn a $0 duty path into full standard duty in Queensland. This is the classic self-sabotage combo on buyer forms.
Duty $0 vs $24,525 · Δ +$24,525 · Cash $140,462 vs $164,987
NSW $850k FHB: 5% Scheme vs 10% deposit + LMI
Same purchase, two funding paths — settlement cash drops on 5%, but only if Live in it + FHB + price cap all clear. Duty still hits either way.
Duty $9,797 vs $9,797 · Cash $52,671 vs $95,171
VIC first home: $600k vs $750k — why the tick is not enough
Victoria FHB outcomes move with price and eligibility. Run two prices so you see duty and cash before you stretch the offer.
Duty $0 vs $40,070 · Δ +$40,070 · Cash $121,633 vs $191,703
Same $900k NSW purchase: 20% vs 10% deposit cash
Lower deposit frees savings for duty — or it traps you in LMI. See both stacks on one page before you thin the deposit “to afford stamp duty.”
Duty $34,687 vs $34,687 · Cash $215,061 vs $125,061
WA $650k FHB: established vs new-build cash stack
Same price and live-in FHB ticks — property type can change grant credit and the cash you must bring to settlement in Western Australia.
Duty $20,449 vs $20,449 · Cash $150,869 vs $140,869
VIC $900k: citizen vs foreign purchaser surcharge
Same price, same live-in story — foreign purchaser surcharge can dominate the government cash line. Status is not a paperwork afterthought.
Duty $49,070 vs $49,070 · Cash $230,703 vs $302,703
NSW $850k: thicker deposit vs cash kept for offset
Same purchase price — park more into the deposit to clear LMI, or keep a thinner deposit and seed an offset. Duty stays; the interest story changes.
Duty $32,437 vs $32,437 · Cash $202,811 vs $117,811