Off-the-Plan Savings Calculator
Compare stamp duty on an off-the-plan purchase versus buying established — see exactly how much you save.
Purchase details
You save buying off-the-plan
$36,000
84% less stamp duty than established
Side-by-side comparison
Off-the-plan
Stamp duty on reduced dutiable value
$7,070
Established
Standard stamp duty on full price
$43,070
Saving
$36,000
Estimates only. OTP calculations use state-specific land value fractions. Actual savings vary by development. Always verify with a licensed conveyancer.
How this calculator works
Stamp duty on off-the-plan property is levied on a reduced "dutiable value" because the building is not yet complete. Most states calculate duty on the estimated land value component — not the full contract price. This calculator uses state-specific land value fractions: Victoria uses 25% (the largest concession in Australia), while other states use fractions between 70% and 100%.
The side-by-side comparison shows what you would pay on the same property as an established home versus buying off-the-plan, making the OTP saving immediately visible. First home buyer concessions (where applicable) are applied to both columns when selected.
Worked example — Victoria
$900,000 apartment in Victoria (non-first home buyer)
This is the largest OTP concession available in Australia. A buyer who also qualifies as a first home buyer (property ≤ $600K) would pay zero duty.
OTP concessions by state
- VIC (~25%): Duty calculated on estimated land value only — the most generous OTP concession. On a $1M apartment, the saving can exceed $40,000.
- NSW (100%): Duty is on the full contract price. The saving comes from first home buyer exemptions (≤ $800K) rather than any OTP-specific reduction.
- ACT (~70%): Duty is calculated proportionally. First home buyers under $1M may be fully exempt (income-tested).
- SA, WA, NT, TAS (~80–85%): Reduced dutiable value reflects incomplete construction. Exact fractions vary by development and must be confirmed with a conveyancer.
Frequently asked questions
Why is the VIC saving so large?
Victoria's OTP concession calculates stamp duty on the estimated land value only — typically 25% of the purchase price for apartment developments. This is a unique policy that makes OTP purchases significantly cheaper than established apartments of the same value. The saving diminishes if you're buying a house and land package (where land value is higher relative to total price).
Does this saving apply to house and land packages?
For house and land packages, the land component is typically valued higher relative to the total purchase price than it is for apartment developments. In VIC, the estimated land value fraction will be negotiated with the developer and may differ from the 25% used in this estimate.
When is stamp duty paid on an off-the-plan purchase?
In most states, OTP stamp duty is assessed and due within 3 months of settlement — not at exchange. This gives buyers time to save the amount while the property is being built, which is one of the practical advantages of buying off-the-plan.
Related calculators
Stamp Duty Calculator
Full rate schedule for all states with OTP and FHB options
First Home Buyer Grant Checker
Check grants and concessions available in your state
Off-the-Plan ROI Estimator
Project total return from deposit to settlement
Mortgage Repayment Calculator
Work out monthly, fortnightly, and weekly repayments
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