Data sources and check dates — The Buyers Grail
THE BUYERS GRAIL$119 a property

Data sources and check dates

Every agency, register and schedule the buyer library relies on, state by state and federal, with the date each was checked and what is still to be confirmed.

Last updated 6 September 2026

The library publishes nothing about a state rule, a grant, a threshold or a date without naming where it came from. This page is the register: the agencies behind each state's pages, the federal sources, the vintages the calculators carry, and the items that were taken from official search results but have not yet been opened on the agency's own page from this build environment. Those items are marked † on the state hubs and are confirmed before a page is indexed.

Method

Facts are gathered from the official domains only: each state's revenue office, consumer regulator, licence register and legislation site, and Housing Australia and the Australian Taxation Office for the federal schemes and tax rates. Each fact records the page it came from and the date it was checked. Where a page could not be opened directly, the fact is held as unconfirmed until it has been. Secondary sources (law firms, media, industry bodies) are not used as evidence for a rule; where one appears in a sources list it is marked as secondary and replaced before the page is indexed.

State and territory agencies

New South Wales checked 13 September 2026

  • Revenue office: Revenue NSW — transfer duty, the First Home Buyers Assistance Scheme and the First Home Owner (New Homes) Grant.
  • Consumer regulator: NSW Fair Trading — agents, price guides, underquoting, auctions, conveyancer licensing and complaints.
  • Licence register: Verify NSW — agent and conveyancer licence checks, with conditions and disciplinary history.
  • Legislation: NSW legislation — Conveyancing Act 1919; Conveyancing (Sale of Land) Regulation 2022; Property and Stock Agents Act 2002; Conveyancers Licensing Act 2003.
  • Land registry: Office of the Registrar General — titles, eConveyancing and lodgment with NSW Land Registry Services.
  • Federal schemes: Housing Australia — the 5% Deposit Scheme and Help to Buy.

Still to confirm for NSW: 4 items, listed on the NSW hub.

Victoria checked 13 September 2026

  • Revenue office: State Revenue Office Victoria — land transfer duty, the first-home exemption and concession, the off-the-plan and pensioner concessions and the First Home Owner Grant.
  • Consumer regulator: Consumer Affairs Victoria — estate agents and conveyancers, the Statement of Information, underquoting, the cooling-off period, the Section 32 and complaints.
  • Licence register: Consumer Affairs Victoria public registers — estate agent and conveyancer licence checks (the Business Licensing Authority issues the licences).
  • Legislation: Victorian legislation — Sale of Land Act 1962 (cooling-off, Section 32); Conveyancers Act 2006; Estate Agents Act 1980.
  • Land registry: Land Use Victoria — titles and electronic lodgement.
  • Federal schemes: Housing Australia — the 5% Deposit Scheme and Help to Buy.

Still to confirm for VIC: 10 items, listed on the VIC hub.

Queensland checked 13 September 2026

Still to confirm for QLD: 6 items, listed on the QLD hub.

South Australia checked 13 September 2026

Still to confirm for SA: 7 items, listed on the SA hub.

Western Australia checked 13 September 2026

  • Revenue office: RevenueWA — transfer duty, the first home owner rate, the off-the-plan concession and the grant.
  • Consumer regulator: Consumer Protection WA — agents, the offer and acceptance contract, auctions, material-fact disclosure and complaints.
  • Licence register: Consumer Protection licence and registration search — real estate agent, sales representative and settlement agent licence checks.
  • Legislation: Western Australian legislation — Duties Act 2008; First Home Owner Grant Act 2000; Settlement Agents Act 1981; Auction Sales Act 1973; the agents' Code of Conduct 2016.
  • Land registry: Landgate — titles, strata disclosure and electronic conveyancing.
  • State lender: Keystart — low-deposit, shared ownership and shared equity home loans backed by the WA Government.
  • Federal schemes: Housing Australia — the 5% Deposit Scheme and Help to Buy.

Still to confirm for WA: 7 items, listed on the WA hub.

Tasmania checked 13 September 2026

Still to confirm for TAS: 5 items, listed on the TAS hub.

Australian Capital Territory checked 13 September 2026

Still to confirm for ACT: 15 items, listed on the ACT hub.

Northern Territory checked 13 September 2026

  • Revenue office: Territory Revenue Office — stamp duty, the house and land package exemption, the senior, pensioner and carer concession, and the HomeGrown Territory and FreshStart grants.
  • Consumer regulator: NT Consumer Affairs — consumer rights, misleading price representations and general consumer complaints.
  • Agent regulator: NT Agents Licensing Board — licensing of real estate, business and conveyancing agents, agent's representatives and auctioneers, and complaints against them.
  • Licence register: Licensing NT Public Register — agent, agent's representative, conveyancing agent and auctioneer licence checks.
  • Legislation: NT legislation (Auctioneers Act 1935) — auctions; the Stamp Duty Act 1978 and the Agents Licensing Act 1979 are on the same site.
  • Land registry: Land Titles Office — the Land Title Register, title searches and electronic lodgement.
  • Federal schemes: Housing Australia — the 5% Deposit Scheme and Help to Buy.

Still to confirm for NT: 9 items, listed on the NT hub.

Federal sources

  • Housing Australia — the 5% Deposit Scheme (unlimited places and no income caps from 1 October 2025) and Help to Buy (applications open from 5 December 2025). The current property price caps by location are on the price caps page and were not confirmed from this build environment; the state pages say so where they matter.
  • Australian Taxation Office — resident tax rates for the borrowing capacity calculator.

Calculator vintages

The calculators compute from lib/calculators and carry the vintage of the schedule they were built from. The current vintages, rendered from the same module the calculators use:

  • stampDuty: State/territory transfer-duty rate bands — NSW on the 2026–27 scale (the tiers from $387,000 and premium duty read on Revenue NSW 15 Sep 2026; the three tiers below reconstructed from the published base amount), VIC and SA schedules verified against the revenue office 15 Sep 2026, NT top rates per the Territory Revenue Office 15 Sep 2026, ACT first band from 1 Jul 2025 with the upper bands unverified; first-home-buyer concessions as published for 2026–27 (checked 6 Sep 2026)
  • tax: ATO resident income tax (incl. Medicare & LITO) — FY2026–27 rates (15% bracket from 1 Jul 2026)
  • lmi: Indicative LMI premium matrix (typical insurer schedules by LVR band and loan size) — undated, indicative only
  • rentMedians: Indicative state median weekly rents — 2024
  • costAssumptions: Holding costs estimated as a % of price (rates/insurance/maintenance) plus indicative strata; selling cost ~3%.

First-home-buyer figures assume you meet the relevant eligibility conditions, which the report does not verify: you (and any co-buyer) are an individual who has not previously owned property in Australia, you are an Australian citizen or permanent resident, you intend to move in and live there for the required period, and you meet any state price, contract-date, residency or income tests that apply. Confirm eligibility with the relevant state revenue office before relying on these figures.

Review cadence

Duty bands, first-home thresholds, grant amounts and scheme caps are re-checked at each 1 July and after each state budget (May and June). A monthly review looks for changes in between, including announced reforms that have not yet commenced. The date on each page is the date its facts were last checked, not the date the page was written.