Australia First Home Buyer Calculator 2026

How does the tool calculate stamp duty after a concession?

For New South Wales and Victoria it first computes the standard duty from the tier schedule in the code, then reduces it. In New South Wales duty is nil at a price of $800,000 or less and tapers in a straight line to nil reduction at $1,000,000; in Victoria it is nil at $600,000 or less and tapers to $750,000. At $900,000 in New South Wales the standard duty of $35,235 is halved to $17,618; at $680,000 in Victoria $35,870 becomes $19,131. These are figures built into this tool, not a statement of what applies to you.

Why does Queensland (or another state) show a flat 3.5% estimate?

Only New South Wales and Victoria have their own duty schedules in this calculator. For Queensland, Western Australia, South Australia, the ACT, Tasmania and the Northern Territory the code uses a flat 3.5% of price and applies no concession, and the result label says so. A $500,000 purchase in any of them shows $17,500. For a state-specific number use the separate stamp duty calculator, which has a schedule for each jurisdiction.

What does the First Home Owner Grant line show?

It compares your price with a state threshold built into the tool (New South Wales, Victoria and Queensland $750,000, Western Australia $800,000, and Tasmania $600,000; South Australia and the Northern Territory have no price test in the tool, since South Australia’s value cap for new homes was removed for contracts from 6 June 2024 and the Northern Territory’s grant for new homes has no price cap) and, if the price passes, shows the grant amount and adds it to your funds for the gap calculation. The new-home amounts are $30,000 for Queensland (which the Queensland Government has said continues for eligible contracts from 1 July 2026), $15,000 for South Australia, $20,000 for Tasmania (the 2026-27 figure, for eligible transactions in the 12 months from 1 July 2026), $50,000 for the Northern Territory (the HomeGrown Territory Grant, which has a separate, lower figure for established homes that the tool does not model) and $10,000 for New South Wales, Victoria and Western Australia. The ACT has no grant figure in the tool. The Western Australia cap shown is the one for south of the 26th parallel; the higher northern figure is not modelled. The $750,000 figures for New South Wales, Victoria and Queensland and the $600,000 Tasmanian figure were not re-checked for this update. The tool does not ask whether the home is new and does not assess eligibility, so this is arithmetic only; the state revenue office decides.

What is the First Home Super Saver estimate?

If you answer yes, the tool shows $7,500, which is $50,000 multiplied by 15 percentage points, the gap between an assumed 30% marginal rate and a 15% contributions tax. It does not use your income, the annual limit, the tax on release or the time the money sits in super, and it is not added to your savings or deducted from the deposit gap. It is a rough size-of-benefit figure only.

How is the deposit gap calculated?

The required deposit is 20% of the price. Available funds are your savings plus the grant figure, if one applies. The gap is the shortfall, or zero if funds cover it. On the default inputs ($650,000 in New South Wales, $80,000 saved) the requirement is $130,000, the grant figure adds $10,000 and the gap is $40,000. Stamp duty, legal costs and any super release are not part of that gap.

What does the 5% deposit line mean?

It multiplies the price by 5% and always shows that number. The income caps for the First Home Guarantee ($125,000 for singles and $200,000 for couples) were removed from 1 October 2025, so the tool no longer tests income. The tool does not know about the scheme’s location-based price caps or its other conditions, so it cannot say whether you would qualify for a smaller deposit with a guarantee, and it does not estimate any insurance cost.

What is not included, and how current is it?

Eligibility rules, lender mortgage insurance, conveyancing and inspection costs, mortgage fees and any other state-specific concessions are not part of the calculation. The thresholds, grant amounts and concessions are the figures built into this tool, labelled 2026. These rules change at least every financial year from 1 July, the tool’s tables are not updated automatically, and the ATO, your state revenue office or a qualified adviser decides what applies.