About this calculator
Tasmania charges property transfer duty on a seven-band table published by the State Revenue Office: on a $650,000 Hobart home the duty is $24,623, and on an $800,000 home it is $31,185. The table has unusually gentle steps at the bottom — a $50 minimum duty and a top marginal rate of $4.50 per $100 — so Tasmanian duty runs below most mainland states at the same price. This calculator applies the table exactly, then layers your repayment, offset account and LMI on top.
First home buyers should not budget for a duty concession that no longer exists. Tasmania replaced its old 50% first-home discount with a full exemption on established homes up to $750,000 — but that exemption applied only to settlements between 18 February 2024 and 30 June 2026, and no successor scheme is in force. First-home buyers settling now pay the standard table, which is why the first-home-buyer tick changes nothing on this page. The help that remains is the First Home Owner Grant: $20,000 for new homes for transactions commencing in 2026-27.
How to use it
- Enter the property price and your deposit — the difference, plus any LMI, is the loan amount.
- Add the interest rate and loan term (30 years is the Australian standard).
- If you will keep savings in an offset account, enter the average balance — you will see the interest it saves and how much sooner the loan ends.
- Tick "first home buyer" if it applies: the stamp duty below then uses your state's first-home concessions.
- Read the monthly repayment, the stamp duty and the real payoff time with your offset.
The formula
M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table.
Worked example
A $650,000 Hobart home with a $130,000 deposit leaves a $520,000 loan. At 6.00% over 30 years the repayment is $3,118 a month and Tasmanian duty is $24,623 — the same for a first home buyer as for anyone else, since the first-home duty exemption ended on 30 June 2026. Build new instead and a $20,000 First Home Owner Grant applies (but the duty is still payable in full). Keep $50,000 in an offset account and the loan ends in 24 years 10 months — 5 years 2 months early — saving about $196,302 in interest.
Sources: SRO Tasmania property transfer duty table; First Home Owner Grant $20,000 for new homes for transactions commencing 1 July 2026 to 30 June 2027 (First Home Owner Grant Amendment Act 2026). Last updated: October 2026.
Frequently asked questions
How much is stamp duty on an $800,000 home in Tasmania?
Using the SRO Tasmania table: $27,810 plus $4.50 per $100 over $725,000 gives $31,185 on an $800,000 home. There is no first-home-buyer discount in force — the 100% exemption for established homes up to $750,000 ended for settlements after 30 June 2026.
Do Tasmanian first home buyers pay stamp duty in 2026?
Yes, at standard rates. The sequence matters if you are reading older guides: a 50% discount ran until February 2024, then a full exemption on established homes up to $750,000 ran from 18 February 2024 to 30 June 2026. From 1 July 2026 neither applies. First-home help in Tasmania is now the grant for new builds only.
How much is the Tasmanian First Home Owner Grant?
$20,000 for eligible transactions commencing between 1 July 2026 and 30 June 2027, for building or buying a newly built home. It was $30,000 in 2025-26 and would have fallen to $10,000 without the 2026 amendment act — the amount is set year by year, so check the figure again if your contract falls in a later financial year.
Why is Tasmanian duty lower than the mainland at the same price?
Two reasons: the top marginal rate is $4.50 per $100 (NSW charges $5.50, Victoria up to $6.50), and the bands are wide, so less of a typical Hobart price sits in the top band. On $800,000, Tasmania charges $31,185 against $37,830 in South Australia and $43,070 at Victorian general rates.
What formula does this home loan calculator — tasmania calculator use?
M = P × r(1 + r)^n ÷ ((1 + r)^n − 1), interest charged on (balance − offset) M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.