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.

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Stamp Duty Calculator Australia

Instant estimate for any Australian state or territory

Calculate exactly how much transfer duty (stamp duty) you'll pay when buying property in Australia. Our calculator covers all 8 states and territories, applies first-home buyer concessions, detects foreign purchaser surcharges, and lets you compare rates side-by-side.

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By the numbers

States & territories

2024

Rates updated

FHB

Concessions included

Cost to use

What you can calculate

All 8 states and territories covered with current 2024–25 rates
First-home buyer concessions and thresholds automatically applied
Foreign purchaser surcharge detection and calculation
Side-by-side state comparison to see which state is cheaper
Off-the-plan and LVR-linked concession modelling
Completely free — no account or login required

Frequently asked questions

What is stamp duty?

Stamp duty — officially called transfer duty in most states — is a state government tax payable when you purchase property. The amount depends on the purchase price, your buyer type (owner-occupier, investor, foreign), and the state or territory.

Do first home buyers pay stamp duty?

Most states offer significant concessions or full exemptions for eligible first home buyers under certain price thresholds. Thresholds and conditions vary by state — our calculator applies the rules for your selected state automatically.

When is stamp duty due?

Stamp duty is typically due within 30 days of signing the contract in most states, though some states allow payment at settlement. Your conveyancer will advise on the exact timing.

Is stamp duty different in every state?

Yes — each state and territory sets its own rates, brackets, and concessions. NSW, VIC, QLD, SA, WA, TAS, ACT and NT all have different rules, which is why a state-specific calculator matters.

Stamp Duty Calculator Australia

Instant estimate for any Australian state or territory

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