Property maths, shown working.
Free Australian calculators for stamp duty, LMI and the real costs of buying — with current 2026–27 rates and every source cited.
If you’ll live in it
$27,937
Transfer duty in New South Wales, owner-occupier schedule.
- As a first home buyer
- $0
- $27,937 less than the owner-occupier rate, if you qualify.
- As an investor
- $27,937
- At this price New South Wales charges the same whether you live in it or rent it out.
Summary schedules — eligibility rules apply, and registry fees and surcharges sit on top. Full New South Wales calculator · Compare every state · LMI calculator
- ✓ Verified official rates
- ✓ Every step explained
- ✓ Free, no sign-up
Every tool
Buying a home
New South Wales
Stamp duty calculator NSW
The FY 2026–27 indexed brackets, the $800,000 first home exemption and premium duty.
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Victoria
Stamp duty calculator VIC
PPR concession, the first home exemption to $600,000 and the 8% foreign purchaser duty.
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Queensland
Stamp duty calculator QLD
Transfer duty with the home concession, both first-home concessions and foreign buyer duty.
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Every state
Upfront costs of buying
Duty, registry fees, LMI, conveyancing and inspections — the total cash you need on the day.
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Every state
First Home Owner Grant
The grant in every state and territory (the ACT pays none), whether you qualify, and the stamp duty concession beside it.
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ATO rules
First Home Super Saver
Save a deposit in super: what comes out, the tax on it, and how it compares with a bank account.
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Every state
LMI calculator
An indicative estimate of lenders mortgage insurance from a broker's published premium table, plus your state's duty on it.
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Every state
Foreign buyer stamp duty
The 7–9% purchaser surcharges on top of duty, plus the federal established-home ban to 2029.
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First Home Owner Grant by state
Home loans
Your numbers
Mortgage repayment calculator
Monthly, fortnightly or weekly repayments and the total interest over the life of the loan.
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Your numbers
Borrowing power calculator
How much you can borrow, the way banks work it out — with the 3% APRA buffer shown.
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Your numbers
Offset account calculator
What your offset balance really saves in interest and years — plus the offset vs redraw truth.
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Your numbers
Extra repayment calculator
Pay a little more each month or drop in a lump sum — see the years fall off the loan.
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Your numbers
Refinance calculator
Monthly saving from a lower rate, break-even on the switch, and the term-reset trap.
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Your numbers
Redraw vs offset
Identical interest saving, different access — and a tax trap if the loan ever turns investment.
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Your numbers
Bridging loan calculator
Buying before selling — peak debt, bridge interest, and the end debt you keep.
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Your numbers
Deposit bond calculator
Whether a bond on your quote beats funding the deposit in cash.
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Renting
Investing
Every state
Investment property calculator
Cash to get in, weekly cost to hold after tax, three yields, and the rent that would break even.
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Every state
Rental yield calculator
Gross, net on price and net on outlay — each with its denominator named, duty included.
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ATO rules
Negative gearing calculator
The rental loss, the tax back, and the honest after-tax cost per week of holding.
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Every state
Rentvesting calculator
Rent where you want, buy where you can — with the capital gains exemption you give up priced in.
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ATO rules
Property depreciation calculator
Capital works and plant, kept apart — and whether the 2017 rule takes the plant half away.
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ATO rules
Quantity surveyor cost
Your quote against what a depreciation schedule can find, and how fast the fee pays back.
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ATO rules
Is stamp duty tax deductible?
Not on a rental, except in the ACT. What the duty is worth in tax, and in which year it comes back.
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Every state
Land tax by state
All seven land tax systems on one value, and the territory that charges nothing.
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Selling
Your numbers
Cost of selling a house
Commission plus GST, legals, marketing, the mortgage payout and capital gains tax — down to cash in hand.
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Your numbers
Real estate agent commission
Your quoted rate, GST in or out, flat or tiered — and the all-in cost of selling.
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ATO rules
Capital gains tax calculator
Cost base, the 50% discount, and the tax it adds at your marginal rate when you sell.
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ATO rules
CGT six-year rule
Rented your old home? How much of the gain stays exempt, with the reset each time you move back in.
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ATO rules
CGT on inherited property
Whether the inherited home is exempt, the two-year rule, and the taxable share if you sell later.
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Costs & fees
Every state
Conveyancing fees
The negotiable professional fee split from the fixed government registry fees, by state.
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Every state
Building & pest inspection
What the fee buys, what it does not, and the cooling-off deadline it has to fit inside.
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Your numbers
Strata & body corporate fees
Your levy notice annualised, split by fund, and the yield it leaves behind.
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Your numbers
Granny flat cost
Your build quote per square metre, the payback, and the NSW planning limits.
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Your numbers
Subdivision costs
Your quotes and council fees as a cost per lot, and a demand checked against the statutory maximum.
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Cars
Guides
- How stamp duty is calculated →The three-step method, each state’s formula and worked examples.
- How land tax is calculated →Aggregation, thresholds and schedules in all seven systems.
- Negative gearing changes 2027 →What changes on 1 July 2027, read from the Act, and who is grandfathered.
- What does a conveyancer do? →The job when you buy and when you sell, and who may do it in each state.
- Stamp duty statistics →The same home in all eight states, and the prices where duty jumps.
Verified.
Every rate the law sets is checked against the official schedule — the revenue office, the ATO — and each page shows its verification date and sources. Where no schedule exists, the page says so.
Explained.
No black boxes: the brackets, the concessions and a worked example sit right under every result, so you can see exactly how your number was reached.
Current.
Rules move every 1 July. In 2026 NSW re-indexed its duty brackets, and the ACT's home buyer concession lost its value limit. We re-check every schedule each July so you don't calculate on last year's rates.
Built for one job
Tallyroo does Australian property maths — nothing else. Read how the numbers are kept honest on the methodology page.