In short: Pick a state and price and this calculator estimates stamp duty after first-home-buyer concessions, any new-home grant, and whether the price sits under the First Home Guarantee cap for that city or region. At the time of writing, Victoria exempts first home buyers from duty to $600,000, NSW to $800,000 and Queensland to $700,000 for established homes, while guarantee caps range from $500,000 in regional SA to $1,500,000 in Sydney.
- VICduty $24,713 · grant $0 · guarantee cap $950,000 ✓
- NSWduty $0 · grant $0 · guarantee cap $1,500,000 ✓
- QLDduty $0 · grant $0 · guarantee cap $1,000,000 ✓
- WAduty $16,150 · grant $0 · guarantee cap $850,000 ✓
- SAduty $32,330 · grant $0 · guarantee cap $900,000 ✓
- TASduty $0 · grant $0 · guarantee cap $700,000 ✓
- ACTduty $17,594 · grant $0 · guarantee cap $1,000,000 ✓
- NTduty $34,650 · grant $0 · guarantee cap $750,000 ✓
Duty uses each state's current scale (Victoria modelled exactly, others close estimates; QLD grant amount varies by contract date). Guarantee cap shown is for the capital city. Confirm with the state revenue office.
Lowest net government cost: NSW: $0
That is a general estimate on standard assumptions. Every lender applies its own expense benchmarks, income shading and policy, so the real figure moves from lender to lender. Gorakh spent years as a senior credit officer deciding exactly these questions. Send him the numbers above and he will tell you what is realistic and which lenders fit — at no cost to you for home loans.
- A former senior credit officer reads itGorakh assessed loan applications on the lender side before he became a broker.
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Every state runs its own duty rules and grants, and the federal 5% guarantee applies a different cap in every capital. The differences run to tens of thousands of dollars on the same price.
How this calculator works
Choose the state, new or established, the price and whether you are a first home buyer. The tool applies that state's duty exemption or concession, adds the grant if the property qualifies, checks the First Home Guarantee cap for the capital or the rest of the state, and shows upfront cash with a 5% deposit versus 20%. Figures follow each revenue office's published rules at the time of writing; confirm thresholds before you sign, since states change them often.
First Home Guarantee price caps by state
The federal First Home Guarantee allows a 5% deposit with no LMI. Since October 2025 there are no income caps and no limit on places. The cap depends on where the property is:
| State or territory | Capital city and major centres | Rest of state |
|---|---|---|
| NSW | $1,500,000 (Sydney, Newcastle, Illawarra) | $800,000 |
| VIC | $950,000 (Melbourne, Geelong) | $650,000 |
| QLD | $1,000,000 (Brisbane, Gold Coast, Sunshine Coast) | $700,000 |
| WA | $850,000 (Perth) | $600,000 |
| SA | $900,000 (Adelaide) | $500,000 |
| TAS | $700,000 (Hobart) | $550,000 |
| ACT | $1,000,000 | |
| NT | $600,000 |
Check your own eligibility, including the citizenship or permanent residency requirement, with the First Home Guarantee eligibility calculator and the scheme page at housingaustralia.gov.au.
Stamp duty and grants by state
Main first-home-buyer settings by state at the time of writing. Thresholds and grants change with state budgets, so confirm with the relevant revenue office.
| State | Duty for first home buyers | Grant for a new home |
|---|---|---|
| VIC | Exempt to $600,000; sliding concession $600,001 to $750,000; must live in for 12 months | $10,000 FHOG for a new home up to $750,000 |
| NSW | Exempt to $800,000; concession $800,001 to $1,000,000; vacant land exempt to $350,000, concession to $450,000 | $10,000 FHOG for a new home up to $600,000, or $750,000 for a house-and-land build |
| QLD | No duty on a new home or vacant land to build at any price; established homes exempt to $700,000, concession to $800,000 | FHOG has been $30,000 for new-home contracts to 30 June 2026; check the current amount |
| WA | Exempt to $500,000; concession to $700,000 in Perth or $750,000 regional | $10,000 FHOG for new homes |
| SA | No duty for first home buyers of new homes or vacant land to build | $15,000 FHOG for new homes, no price cap |
| TAS | Established homes to $750,000 pay no duty | $10,000 FHOG for new builds |
| ACT | Home Buyer Concession Scheme, income-tested, can reduce duty to nil | No separate grant |
| NT | Concessions vary; check current rules | HomeGrown Territory grant up to $50,000 for new builds; FreshStart grant $10,000 for established homes, at the time of writing |
For Victorians the detail is on our stamp duty calculator and the State Revenue Office site.
Worked example: the same $650,000 established house in four states
A permanent-resident couple, eligible first home buyers, compare a $650,000 established home in Melbourne, Sydney, Brisbane and Hobart with a 5% deposit under the guarantee. Figures are indicative and rounded.
| Melbourne | Sydney | Brisbane | Hobart | |
|---|---|---|---|---|
| First-home-buyer duty | about $11,400 after the sliding concession | nil | nil | nil |
| Grant | nil (established) | nil | nil | nil |
| Under guarantee cap? | Yes ($950,000) | Yes ($1,500,000) | Yes ($1,000,000) | Yes ($700,000) |
| 5% deposit | $32,500 | $32,500 | $32,500 | $32,500 |
Melbourne is the only one of the four charging duty at this price, because Victoria's full exemption stops at $600,000. Below $600,000, or on a new home under $750,000 with the $10,000 grant, Victoria compares far better. The "cheapest state" changes with the price point and with new versus established.
When buying interstate or rentvesting makes sense
Most first home buyers should buy where they live, because the grants, duty exemptions and the guarantee all require you to move in. Buying interstate as an owner-occupier only works if you are genuinely relocating.
Rentvesting, buying an investment property where prices and yields suit you while renting where you want to live, is different. You give up the first-home-buyer concessions and the guarantee and pay full duty, but you can enter a cheaper market such as regional Victoria or Adelaide years earlier. Owning an investment property usually ends your first-home-buyer status for later schemes, so weigh the lost concessions against expected growth with the investment property cashflow calculator.
Lenders also treat postcodes differently, restricting inner-city apartments, mining towns or small regional centres, which is a reason to use a broker with a national panel. GNT Finance arranges loans in every state by phone and video from Mickleham; see mortgage broker Australia and our Sydney page.
Frequently asked questions
Which state has the best first home buyer concessions?
It depends on price and whether the home is new. Queensland and South Australia charge no duty on new homes at any price for first home buyers, NSW exempts established homes to $800,000, and Victoria to $600,000 but with a $10,000 grant on new homes to $750,000. Run your actual price through the calculator rather than relying on a headline.
Can I get the First Home Guarantee interstate?
Yes, provided you will live in the property, meet the citizenship or permanent residency, age and prior-ownership rules, and the price is under the cap for that location. The scheme is federal and lender-administered, so the same application works in any state; only the caps differ.
Do I lose first home buyer benefits if I buy an investment property first?
Generally yes. Most state concessions, the FHOG and the First Home Guarantee require that you have not previously owned residential property in Australia, although the guarantee allows buyers who have not owned in the past 10 years. Owning an investment property first usually forfeits these benefits when you later buy a home to live in. Factor that into any rentvesting decision.
Do permanent residents qualify for state grants and the guarantee?
The First Home Guarantee is open to Australian citizens and permanent residents. Most state grants and duty concessions also accept permanent residents, though some require at least one applicant to be a citizen or PR and rules for joint purchases vary. Temporary visa holders usually do not qualify and may face foreign purchaser surcharges. See our guide on home loans for new migrants.
Talk to GNT Finance
GNT Finance helps first home buyers across Melbourne, Victoria and every other state compare grants, duty and the 5% guarantee before choosing where to buy. Our service is by phone and video anywhere in Australia, in English, Nepali or Hindi, and at no cost to you for our home-loan service in most cases. Book a free consultation or call 0426 403 703.
This page is general information only and not legal, tax or financial advice. Laws change — confirm current rules with the State Revenue Office, the ATO or a licensed professional.
Written by Gorakh Timilsina
Founder, CEO & Senior Mortgage Consultant at GNT Finance. Gorakh started as a broker assistant, spent years as a senior credit officer assessing loan applications, and now helps Melbourne families get the right loan approved. English, Nepali and Hindi spoken.