Can PropDecider help me dispute a rental bond deduction?

Yes. PropDecider's Bond Wear-and-Tear Fair Value Calculator uses ATO effective-life depreciation tables to calculate the fair depreciated value of any item a landlord is claiming against your bond — carpet (10yr), blinds (10yr), paint (10yr), appliances, and more. If the landlord's claim exceeds the fair value, the calculator flags it as an excess claim and generates a counter-offer amount you can take to the tribunal.

How does PropDecider calculate lease break costs in NSW?

PropDecider uses the NSW statutory break fee schedule from the Residential Tenancies Act 2010: 4 weeks rent if less than 25% of the fixed term has elapsed, 3 weeks if 25–50%, 2 weeks if 50–75%, and 1 week if more than 75% has elapsed. For other Australian states, it uses a general pro-rata compensation estimate based on remaining days and flagged as an estimate only. The calculator also accounts for periodic tenancies (no break fee) and mutual-agreement waivers.

What is fair wear and tear in an Australian tenancy?

Fair wear and tear is the natural deterioration of fixtures and fittings through normal use over time. Australian tenants are not liable for fair wear and tear — only for damage beyond normal use. The ATO publishes effective life tables used by tribunals to determine the fair depreciated value of items. For example, carpet has a 10-year effective life, so an 8-year-old carpet is 80% depreciated. A landlord claiming $2,000 to replace 8-year-old carpet can only fairly claim $400 (the remaining 20% value). PropDecider's Bond Wear-and-Tear Calculator automates this calculation for 10+ common rental fixtures.

How much cash do I need to move into a rental property in Australia?

PropDecider's Move-In Cash Required Calculator totals: (1) Bond — typically 4 weeks rent; (2) Advance rent — typically 2 weeks; (3) Holding deposit — typically $100–$500, credited back on signing; (4) Removalist cost; (5) Utility connection fees; (6) Overlap rent if your current lease and new lease overlap. For a $500/week rental, this commonly totals $4,000–$6,000 before you factor in furnishing or cleaning.

Is it better to live near the city and pay high rent, or live further out with a long commute?

PropDecider's Rent vs. Commute Cost Calculator compares the true weekly economic cost of two rental options by combining rent, commute costs (public transport or vehicle), and the time value of commuting hours (using your hourly time value). For example, saving $200/week in rent by living further out may be offset by $80/week in extra transport costs and $120/week in lost commute time value — making the options economically equivalent. The calculator also models annual totals and a break-even time-value sensitivity curve.

Can I claim a tax deduction for working from home in Australia?

Yes. The ATO allows two methods for working-from-home tax deductions in Australia: (1) Fixed Rate Method — 70 cents per hour worked from home, covering electricity, phone, and internet costs; (2) Actual Cost Method — claims the actual proportion of home running expenses attributable to work, including depreciation of furniture and equipment. The Actual Cost Method typically produces a higher deduction if you have a dedicated home office. PropDecider's WFH Tax Deduction Maximiser Calculator compares both methods so you can choose the most beneficial one.

Should I rent or buy property in Australia? How long should my horizon be?

PropDecider's Rent vs. Buy Horizon Framework Calculator models two wealth paths over a 5–30 year horizon: Path A (Rent) — invest the deposit and monthly rent surplus in a diversified portfolio; Path B (Buy) — property appreciates, mortgage amortises, and ownership costs accumulate. The calculator finds the break-even horizon year (when buying wealth overtakes renting wealth) and shows final wealth for both strategies at your chosen horizon. Key inputs include property growth rate, investment return rate, rent inflation, mortgage rate, maintenance costs, and buy/sell transaction costs.

What is an LRBA and how does it work for SMSF property investment?

An LRBA (Limited Recourse Borrowing Arrangement) is the loan structure required when a Self-Managed Super Fund (SMSF) wants to borrow money to purchase property. The key protection is 'limited recourse': if the SMSF defaults on the loan, the lender can only take the specific property purchased — not the SMSF's other assets (shares, cash, other properties). The property must be held in a separate bare trust until the loan is fully repaid. LRBAs have strict rules: you cannot live in the property, it must be held for the sole purpose of retirement benefits, and related parties cannot rent it at below-market rates. PropDecider's SMSF Property Purchase Calculator models the full LRBA feasibility including borrowing capacity, deposit required, and projected fund returns.

PropDecider is Australia's property decision engine — a web app that helps migrants and first-home buyers compare 7 property strategies (buy, invest, rent-vest, and more) using real stamp duty, LMI, and government eligibility rules for every Australian state.

Does PropDecider calculate stamp duty for all Australian states?

Yes. PropDecider calculates accurate stamp duty for all 8 Australian states and territories, including first-home buyer concessions, foreign buyer surcharges, and off-the-plan discounts where applicable.

Can migrants and visa holders use PropDecider?

Yes. PropDecider is specifically designed for migrants and first-home buyers in Australia. It supports permanent residents, temporary visa holders, and Australian citizens. It checks eligibility for the First Home Guarantee (FHLDS), state first-home owner grants, and foreign buyer surcharges. The app is available in English, Persian (Farsi), Simplified Chinese, Arabic, and Vietnamese.

What property strategies does PropDecider compare?

PropDecider compares 7 strategies: (1) Buy first home and stop renting, (2) Buy first home and keep renting in current location (live in investment property), (3) Rent-vest — invest in property while continuing to rent, (4) Buy investment property only, (5) Buy with family assistance or guarantor support, (6) Save a larger deposit and buy later, (7) Sell existing property to upgrade. Each scenario includes real financial calculations including deposit required, stamp duty, LMI, monthly repayments, and net cash flow.

What is the First Home Guarantee (FHLDS) and does PropDecider check my eligibility?

The First Home Guarantee (formerly FHLDS) is an Australian government scheme allowing eligible first-home buyers to purchase with as little as 5% deposit without paying Lenders Mortgage Insurance (LMI). PropDecider automatically checks your eligibility based on your visa status, income, and property price, and factors it into all relevant scenarios.

Is PropDecider licensed financial advice?

No. PropDecider is a decision-support tool that uses publicly available Australian government rules to produce indicative planning estimates. It is not licensed financial advice. Users should consult a licensed mortgage broker, financial adviser, and/or solicitor before making property decisions.

PropDecider offers a 15-day free trial from the date of account creation. After the trial period, a subscription is required to continue accessing the analysis and report features.

How many property calculators does PropDecider offer?

PropDecider offers 23 property calculators in total: 10 free tools including LVR, Mortgage Repayment, Cash Required, Stamp Duty, Borrowing Capacity, Buy vs Wait, Keep or Sell, Rentvesting, Offset Account, and Equity Release; plus 13 premium calculators including Negative Gearing, Rental Yield, Investment Cash Flow, SMSF Property, Subdivision Feasibility, Bridging Loan, Airbnb vs Long-Term Rental, Commercial Property Yield, Family Guarantee, Shared Equity, Renovation Fixer-Upper, Suburb Intelligence, and Property Strategy Score.

What is the APRA serviceability buffer and how does it affect my borrowing capacity?

The APRA serviceability buffer is a +3.0% interest rate margin that Australian lenders must add to the actual loan rate when assessing a borrower's ability to repay. For example, if the current rate is 6.5%, the bank stress-tests your repayments at 9.5%. PropDecider's Borrowing Capacity calculator automatically applies this buffer so your estimate reflects what a lender will actually approve.

What is rentvesting and how does PropDecider model it?

Rentvesting means renting where you want to live while owning an investment property in a more affordable location. PropDecider's Rentvesting calculator models net cash flow by applying an 80% rental income factor (20% shading discount) to reflect real-world vacancy, property management fees, and maintenance — consistent with how Australian banks assess rental income for serviceability. You can enter a separate investment property weekly rent to override the default rental income assumption.

What is negative gearing and does PropDecider have a negative gearing calculator?

Negative gearing occurs when your rental income is less than your property expenses (interest, rates, maintenance), creating a tax-deductible loss that reduces your overall taxable income. PropDecider offers a Negative Gearing Calculator (premium feature) that models the net tax benefit based on your marginal tax rate, rental income, interest costs, and deductible expenses.

Can PropDecider calculate my borrowing capacity with credit card debt?

Yes. PropDecider's Borrowing Capacity calculator includes a field for Total Credit Card Limits, which lenders assess at approximately 3.8% of the total limit as a monthly repayment liability regardless of actual usage. This is factored into your net borrowing capacity alongside existing loan repayments and living expenses.

What languages does PropDecider support?

PropDecider is fully available in 5 languages: English, Persian (Farsi/Dari), Simplified Chinese (Mandarin), Arabic, and Vietnamese. All calculators, strategy guides, and the property glossary are translated into each language. Right-to-left (RTL) layout is supported for Persian and Arabic.

How does PropDecider calculate stamp duty in different Australian states?

PropDecider uses the official stamp duty rates, brackets, and concessions for all 8 Australian states and territories (NSW, VIC, QLD, WA, SA, TAS, ACT, NT). It automatically applies first-home buyer concessions and exemptions, foreign buyer surcharges (7–8% depending on state), off-the-plan discounts where applicable, and vacant land rates. The Stamp Duty Calculator and Cash Required Calculator both use this engine.

What is capital gains tax (CGT) on investment property in Australia?

Capital Gains Tax (CGT) is tax payable on profit made from selling an investment property in Australia. Your principal place of residence (PPR) is fully exempt from CGT. For investment properties held for more than 12 months, a 50% CGT discount applies — meaning only half the profit is included in your assessable income for that year. CGT is taxed at your marginal income tax rate. PropDecider's Keep or Sell calculator includes CGT estimates in its analysis.

What is upsizing and how does PropDecider model it?

Upsizing means selling your current home and purchasing a larger or more expensive property. PropDecider's Upsizing scenario calculates the net proceeds from your existing property sale (current value minus outstanding loan minus approximately 2.5% in selling costs), then uses those proceeds as the effective deposit for the new property purchase. It calculates stamp duty, LMI if applicable, monthly repayments, and net cash flow for the new property. Upsizing is only shown when the target property price exceeds the existing property value.

What is downsizing and is there a tax benefit for Australians?

Downsizing means selling your current home and purchasing a smaller, cheaper property to release equity for retirement or investment. In Australia, if you are 55 years or older, you may be eligible for the Downsizer Contribution — contributing up to $300,000 from the sale of your family home directly into superannuation, outside the usual contribution caps. PropDecider's Downsizing scenario models the net equity released and resulting cash flow changes.

What is the foreign buyer surcharge in Australia and who pays it?

The foreign buyer surcharge (sometimes called the FIRB surcharge) is an additional stamp duty of 7–8% of the purchase price payable by foreign persons buying residential property in Australia. Rates vary by state: NSW charges 8%, VIC 8%, QLD 7%, WA 7%, SA 7%. Australian citizens and permanent residents are fully exempt. Temporary visa holders (including most skilled and student visa holders) may be classified as foreign persons and required to obtain FIRB (Foreign Investment Review Board) approval and pay the surcharge. PropDecider automatically detects your visa status and applies the correct surcharge.

What is equity in property and how can I use it?

Equity in property is the difference between your property's current market value and the outstanding loan balance. For example, if your home is worth $800,000 and you owe $500,000, you have $300,000 in equity. Usable equity (the amount you can typically access without LMI) is calculated at 80% LVR: $800,000 × 80% − $500,000 = $140,000 usable equity. You can release equity through a refinance or equity loan to fund a deposit on an investment property, renovations, or other investments. PropDecider's Equity Release calculator shows your available equity instantly.

What is rental yield and how is it calculated in Australia?

Gross rental yield is annual rent as a percentage of property value: (Weekly Rent × 52) ÷ Property Value × 100. For example, $500/week rent on a $600,000 property = 4.33% gross yield. Net rental yield deducts all expenses (property management fees of 7–10%, insurance, maintenance, council rates, vacancy periods) before dividing by value. Australian banks shade rental income by 20% when calculating serviceability for investment loans — this accounts for vacancy and management costs. PropDecider's Rentvesting Calculator uses this 80% shading factor to match how lenders assess your income.

Can PropDecider help me compare buying vs waiting to save a larger deposit?

Yes. PropDecider's Buy vs Wait Calculator compares the full financial picture of buying now versus saving for a period (1–24 months) and buying later. It factors in: upfront costs now vs later, stamp duty differences, LMI costs at different deposit levels, rent paid during the waiting period, potential property price growth, and monthly repayment differences. The calculator produces a side-by-side comparison with 4 visualisation charts including a waterfall chart showing net cost of waiting.

What is an SMSF property purchase and can PropDecider calculate it?

An SMSF (Self-Managed Super Fund) property purchase involves buying property through your superannuation fund using a Limited Recourse Borrowing Arrangement (LRBA). Strict rules apply: you cannot live in a residential SMSF property, you cannot rent it to related parties, and it must serve the sole purpose of providing retirement benefits. PropDecider offers a premium SMSF Property Purchase Calculator that models borrowing capacity, deposit required, rental yield, and long-term returns inside the super environment.

How does PropDecider rank property strategies?

PropDecider evaluates up to 24 property purchase scenarios against your personal financial inputs and assigns each a suitability score based on factors including: financial feasibility (whether you have sufficient cash), net cash flow position, equity position, LVR, government grant eligibility, visa status eligibility, and alignment with your stated strategy preferences. Scenarios are ranked from most to least suitable. Ineligible scenarios (e.g. Upsizing when you do not have an existing property) are shown separately with the reason they do not apply. PropDecider does not provide financial advice — the ranking is a decision-support tool only.

Government Rule Source Centre

Read-only

See which official government sources PropDecider currently relies on, which jurisdiction and topic each relates to, which existing tools use it, and what dates are stored. This is a transparency and provenance view — not a legal database, a complete statement of Australian law, or a substitute for government websites.

Catalogue generated on July 30, 2026 · 21 unique source references · 3 flagged for verification · core metadata (URL, effective date, last-verified) is stored for all entries

Important limitation

This centre lists only the sources currently referenced by PropDecider — it is not a complete collection of Australian law.
Government rules can change, and a source link may change or move.
A stored last-verified date is not a guarantee of current legal status.
Confirm the current rule with the issuing authority or an appropriately qualified professional.
This page performs no live web checks and does not monitor sources in real time.

Search sources

JurisdictionTopicImplementation status

22 sources shown

First Home Guarantee (FHBG): 5 % deposit with no LMI for eligible FHBs.
Commonwealth (Australia)Federal guarantee schemeFully implemented
Open official source
Official domain:
housingaustralia.gov.au
Effective from:
2022-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: federal-first-home-guarantee
Official URL: https://www.housingaustralia.gov.au/support-buy/first-home-guarantee
Source confidence: High
Authority name not stored in current metadata
Notes: Income caps and price caps are state-specific. Income cap 2024-25: $125,000 single / $200,000 couples. Price caps vary by state/territory.
Related PropDecider output categories:
Scenario strategies and calculators
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
Family Home Guarantee (FHG): 2 % deposit for eligible single parents.
Commonwealth (Australia)Federal guarantee schemeEstimated — verify before relying
Open official source
Official domain:
housingaustralia.gov.au
Effective from:
2021-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: federal-family-home-guarantee
Official URL: https://www.housingaustralia.gov.au/support-buy/family-home-guarantee
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Scenario strategies and calculators
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
Help to Buy: government co-ownership scheme (up to 40 % equity for eligible low-income buyers).
Commonwealth (Australia)Help to BuyEstimated — verify before relying
Open official source
Official domain:
housing.gov.au
Effective from:
2024-01-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: federal-help-to-buy
Official URL: https://www.housing.gov.au/housing-programs/help-to-buy
Source confidence: Medium
Authority name not stored in current metadata
Notes: Subject to enabling legislation; not all states have opted in.
Related PropDecider output categories:
Scenario strategies and calculators
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
First Home Super Saver (FHSS): voluntary super contributions withdrawn for FHB deposit. Annual cap $15,000; lifetime cap $50,000 (from 1 July 2022).
Commonwealth (Australia)First Home Super SaverFully implemented
Open official source
Official domain:
ato.gov.au
Effective from:
2022-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: federal-fhss-scheme
Official URL: https://www.ato.gov.au/individuals-and-families/super-for-individuals-and-families/super/withdrawing-and-using-your-super/early-access-to-super/first-home-super-saver-scheme
Source confidence: High
Authority name not stored in current metadata
Notes: Lifetime cap raised from $30,000 to $50,000 on 1 July 2022. Financial-year allocation implemented.
Related PropDecider output categories:
Scenario strategies and calculators
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
FIRB application fee schedule for residential property (2025-26). Other residential: ≤$75k=$4,500 / ≤$1M=$14,100 / ≤$2M=$30,300 / ≤$3M=$60,600 / +$30,300/M above $3M. Established dwelling: ≤$75k=$13,500 / ≤$1M=$45,300 / ≤$2M=$90,900 / ≤$3M=$181,800 / +$90,900/M above $3M.
Commonwealth (Australia)FIRB feesFully implemented
Open official source
Official domain:
ato.gov.au
Effective from:
2025-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: firb-fee-schedule-2025-26
Official URL: https://www.ato.gov.au/individuals-and-families/investments-and-assets/foreign-investment-in-australia/foreign-investment-review-board-firb/fees-for-foreign-investment-applications
Source confidence: High
Authority name not stored in current metadata
Notes: Fees are indexed annually on 1 July. Always verify the current schedule at ato.gov.au before production use.
Related PropDecider output categories:
Buyer Eligibility Check
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
Ban on foreign persons purchasing established dwellings: 1 April 2025 – 30 June 2029. Exceptions apply (e.g. joint purchase with Australian citizen spouse).
Commonwealth (Australia)FIRB established-dwelling restrictionFully implemented
Open official source
Official domain:
foreigninvestment.gov.au
Effective from:
2025-04-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: firb-established-dwelling-ban-2025
Official URL: https://www.foreigninvestment.gov.au/residential-real-estate
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Buyer Eligibility Check
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
NSW transfer (stamp) duty progressive bands.
New South WalesTransfer (stamp) dutyFully implemented
Open official source
Official domain:
revenue.nsw.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: nsw-transfer-duty-bands
Official URL: https://www.revenue.nsw.gov.au/taxes-duties-levies-royalties/transfer-duty
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
NSW FHB: duty exemption for new homes ≤ $800k; concession up to $1M. FHOG $10,000 for new homes (contract price ≤ $600k).
New South WalesFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
revenue.nsw.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: nsw-fhb-assistance
Official URL: https://www.revenue.nsw.gov.au/grants-schemes/first-home-buyer
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
NSW foreign buyer surcharge: 9 % (from 1 January 2025). 200-day ordinary-residence test applies to PRs and temporary visa holders (Duties Act 1997 NSW s.104JA). Student and bridging visa holders are always foreign.
New South WalesForeign-purchaser surchargeFully implemented
Open official source
Official domain:
revenue.nsw.gov.au
Effective from:
2025-01-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: nsw-foreign-buyer-surcharge
Official URL: https://www.revenue.nsw.gov.au/taxes-duties-levies-royalties/transfer-duty/surcharge-purchaser-duty
Source confidence: High
Authority name not stored in current metadata
Notes: 200-day test is unique to NSW. QLD, VIC, SA, TAS always treat non-citizens/PRs as foreign.
Related PropDecider output categories:
Buyer Eligibility Check
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
QLD transfer duty progressive bands.
QueenslandTransfer (stamp) dutyFully implemented
Open official source
Official domain:
qro.qld.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: qld-transfer-duty-bands
Official URL: https://www.qro.qld.gov.au/duties/transfer-duty/
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
QLD FHB duty: full exemption for new homes (no price cap, from 1 May 2025); established homes: full exemption ≤ $700k; partial concession $700k–$800k via QRO subtract method.
QueenslandFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
qro.qld.gov.au
Effective from:
2025-05-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: qld-fhb-duty-concession
Official URL: https://www.qro.qld.gov.au/duties/transfer-duty/home-concessions/
Source confidence: High
Authority name not stored in current metadata
Notes: QRO subtract method: duty = homeConcessionDuty(price) − homeConcessionDuty($700k) × ((800k−price)/100k).
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
QLD FHOG: $30,000 for contracts 20 Nov 2023 – 30 Jun 2026; $15,000 otherwise. New homes only (not established). Property value must not exceed $750,000.
QueenslandFirst Home Owner GrantFully implemented
Open official source
Official domain:
qro.qld.gov.au
Effective from:
2023-11-20
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: qld-fhog
Official URL: https://www.qro.qld.gov.au/grants/first-home-owner-grant/
Source confidence: High
Authority name not stored in current metadata
Notes: $750,000 value cap applies to FHOG only; the duty concession has a separate $800k boundary.
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
QLD additional foreign acquirer duty (AFAD): 8 % for foreign persons.
QueenslandForeign-purchaser surchargeFully implemented
Open official source
Official domain:
qro.qld.gov.au
Effective from:
2019-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: qld-foreign-buyer-surcharge
Official URL: https://www.qro.qld.gov.au/duties/transfer-duty/additional-foreign-acquirer-duty/
Source confidence: High
Authority name not stored in current metadata
Notes: QLD does not have a 200-day residence test — temporary visa holders are always foreign.
Related PropDecider output categories:
Buyer Eligibility Check
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
VIC transfer duty progressive bands.
VictoriaTransfer (stamp) dutyEstimated — verify before relying
Open official source
Official domain:
sro.vic.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: vic-transfer-duty-bands
Official URL: https://www.sro.vic.gov.au/land-transfer-duty
Source confidence: High
Authority name not stored in current metadata
Notes: PPR concession and off-the-plan concession modelled approximately.
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
WA transfer duty progressive bands.
Western AustraliaTransfer (stamp) dutyFully implemented
Open official source
Official domain:
wa.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: wa-transfer-duty-bands
Official URL: https://www.wa.gov.au/service/revenue/state-revenue/transfer-duty
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
WA FHB duty: full exemption ≤ $500,000 (all regions); concessional rate $500k–$700k (metro/Peel) or $500k–$750k (outside metro/Peel). waRegion required when price > $500k.
Western AustraliaFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
wa.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: wa-fhb-duty-exemption
Official URL: https://www.wa.gov.au/service/revenue/state-revenue/first-home-owner-rate-duty
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
SA FHB duty: full exemption on new/off-the-plan homes with no value cap (cap removed 2023-24).
South AustraliaFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
revenuesa.sa.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: sa-fhb-duty-exemption
Official URL: https://www.revenuesa.sa.gov.au/grants-and-concessions/first-home-buyer
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
SA FHOG: $15,000 for new or substantially renovated homes. No value cap.
South AustraliaFirst Home Owner GrantFully implemented
Open official source
Official domain:
revenuesa.sa.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: sa-fhog
Official URL: https://www.revenuesa.sa.gov.au/grants-and-concessions/first-home-owner-grant
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
TAS FHB duty: exemption on established dwellings (propertyCategory must be set explicitly).
TasmaniaFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
sro.tas.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: tas-fhb-duty-exemption
Official URL: https://www.sro.tas.gov.au/first-home-buyer
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
TAS FHOG: $30,000 for new homes (1 Jul 2025 – 30 Jun 2026); $10,000 otherwise. Not applicable to established homes.
TasmaniaFirst Home Owner GrantFully implemented
Open official source
Official domain:
sro.tas.gov.au
Effective from:
2025-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: tas-fhog
Official URL: https://www.sro.tas.gov.au/first-home-buyer
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
ACT HBCS: full exemption ≤ $1,020,000 (from 1 Jul 2025); partial concession $1,020,000–$1,455,000; above $1,455,000: flat 4.54 % on full value. Income-tested; 5-year prior ownership disqualification.
Australian Capital TerritoryFirst Home Buyer duty concessionFully implemented
Open official source
Official domain:
revenue.act.gov.au
Effective from:
2025-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: act-hbcs
Official URL: https://www.revenue.act.gov.au/duties/home-buyer-concession-scheme
Source confidence: High
Authority name not stored in current metadata
Notes: ACT formula: duty = generalDuty × (price − $1,020,000) / $435,000 for partial concession. Intentional discontinuity at $1,455,000 boundary — not a calculation error.
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.
NT transfer duty: quadratic formula for prices ≤ $525,000; flat rates above. Minimum duty $20.
Northern TerritoryTransfer (stamp) dutyFully implemented
Open official source
Official domain:
treasury.nt.gov.au
Effective from:
2023-07-01
Last verified:
2025-06-06
Expiry:
No expiry date recorded
Source detail
Rule ID: nt-transfer-duty
Official URL: https://treasury.nt.gov.au/dtf/revenue/stamp-duty
Source confidence: High
Authority name not stored in current metadata
Related PropDecider output categories:
Property True-Cost Calculator
Pre-Offer Property Report
Professional Client Pre-Check
Category relationship based on the rule type — not proven source-level usage.
Last verified by PropDecider on 2025-06-06. Confirm the current rule with the official authority before relying on it.

Metadata completeness

Transparency on what the current source metadata does and does not store:

22 of 22 entries store an official URL
22 of 22 entries store a last-verified date
0 of 22 entries store an expiry date
3 entries store a simplified or estimated implementation and should be verified before relying on them

About the dates and currentness

Effective from:: the stored date this rule commenced according to PropDecider's metadata.
Future commencement:: shown only when the stored effective date is after today.
Expiry:: no expiry date is stored in the current source metadata for these entries.
Last verified:: the date PropDecider last checked this rule against its source — not a guarantee it is still current.

A stored last-verified date is not a guarantee of current legal status. Government rules can change and a source link may move. Always confirm the current rule with the issuing authority or an appropriately qualified professional before relying on it.

Back to Buyer Tools Open Buyer Eligibility Check Open Property True-Cost Calculator Open Pre-Offer Property Report Open Professional Client Pre-Check

Important limitation

First Home Guarantee (FHBG): 5 % deposit with no LMI for eligible FHBs.

Family Home Guarantee (FHG): 2 % deposit for eligible single parents.

Help to Buy: government co-ownership scheme (up to 40 % equity for eligible low-income buyers).

First Home Super Saver (FHSS): voluntary super contributions withdrawn for FHB deposit. Annual cap $15,000; lifetime cap $50,000 (from 1 July 2022).

FIRB application fee schedule for residential property (2025-26). Other residential: ≤$75k=$4,500 / ≤$1M=$14,100 / ≤$2M=$30,300 / ≤$3M=$60,600 / +$30,300/M above $3M. Established dwelling: ≤$75k=$13,500 / ≤$1M=$45,300 / ≤$2M=$90,900 / ≤$3M=$181,800 / +$90,900/M above $3M.

Ban on foreign persons purchasing established dwellings: 1 April 2025 – 30 June 2029. Exceptions apply (e.g. joint purchase with Australian citizen spouse).

NSW transfer (stamp) duty progressive bands.

NSW FHB: duty exemption for new homes ≤ $800k; concession up to $1M. FHOG $10,000 for new homes (contract price ≤ $600k).

NSW foreign buyer surcharge: 9 % (from 1 January 2025). 200-day ordinary-residence test applies to PRs and temporary visa holders (Duties Act 1997 NSW s.104JA). Student and bridging visa holders are always foreign.

QLD transfer duty progressive bands.

QLD FHB duty: full exemption for new homes (no price cap, from 1 May 2025); established homes: full exemption ≤ $700k; partial concession $700k–$800k via QRO subtract method.

QLD FHOG: $30,000 for contracts 20 Nov 2023 – 30 Jun 2026; $15,000 otherwise. New homes only (not established). Property value must not exceed $750,000.

QLD additional foreign acquirer duty (AFAD): 8 % for foreign persons.

VIC transfer duty progressive bands.

WA transfer duty progressive bands.

WA FHB duty: full exemption ≤ $500,000 (all regions); concessional rate $500k–$700k (metro/Peel) or $500k–$750k (outside metro/Peel). waRegion required when price > $500k.

SA FHB duty: full exemption on new/off-the-plan homes with no value cap (cap removed 2023-24).

SA FHOG: $15,000 for new or substantially renovated homes. No value cap.

TAS FHB duty: exemption on established dwellings (propertyCategory must be set explicitly).

TAS FHOG: $30,000 for new homes (1 Jul 2025 – 30 Jun 2026); $10,000 otherwise. Not applicable to established homes.

ACT HBCS: full exemption ≤ $1,020,000 (from 1 Jul 2025); partial concession $1,020,000–$1,455,000; above $1,455,000: flat 4.54 % on full value. Income-tested; 5-year prior ownership disqualification.

NT transfer duty: quadratic formula for prices ≤ $525,000; flat rates above. Minimum duty $20.

Metadata completeness

About the dates and currentness