How the Settlement Timeline Planner Works
How it works
The Settlement Timeline Planner generates a personalised day-by-day schedule from contract exchange to settlement, based on your state, exchange date, and settlement period. It calculates all key milestone dates — including cooling-off periods, due diligence windows, finance deadlines, and the settlement day itself — using state-specific rules sourced from each state's conveyancing legislation.
Each milestone includes the exact calendar date, a description of what happens at that stage, and whether it represents a hard deadline or advisory checkpoint. The planner highlights state-specific variations that many buyers miss, such as different cooling-off periods (ranging from 0 days in Tasmania to 5 business days in NSW, QLD, and the ACT) and stamp duty payment deadlines (as short as 14 days in the ACT to 3 months in NSW and TAS).
For off-the-plan purchases, the planner adjusts the timeline to account for the extended period between exchange and settlement, with settlement occurring after construction completion rather than on a fixed date.
When to use this calculator
- You've just exchanged contracts and want to understand every deadline between now and settlement
- You're planning a purchase and want to see how a 30-day vs 42-day vs 60-day settlement affects your schedule
- You're buying in a different state and need to understand that state's cooling-off and stamp duty rules
- You want to coordinate with your conveyancer, broker, and lender by sharing a clear timeline
- You're buying off-the-plan and want to understand the settlement process after construction
- You want a printable checklist of everything that needs to happen before settlement day
Key concepts
- Contract Exchange
- The date when buyer and vendor both sign the contract of sale and it becomes legally binding. This is Day 0 of the settlement timeline. In most states (except at auction), a cooling-off period begins the following day.
- Cooling-Off Period
- A statutory window after exchange during which the buyer can withdraw from the contract. The length and penalty varies by state: NSW has 5 business days (0.25% penalty), VIC has 3 business days (0.2% penalty), and SA has 2 business days (no penalty). Tasmania has no cooling-off period. The period can often be waived with legal advice.
- Settlement Period
- The number of days from exchange to settlement, as specified in the contract. Common periods are 30 days (VIC, QLD), 42 days (NSW, SA), or 60–90 days for more complex transactions. This is negotiable between buyer and vendor.
- Settlement Day
- The day legal ownership transfers from vendor to buyer. The buyer's lender pays the vendor, stamp duty is lodged, the title is transferred, and the buyer receives the keys. In most states, settlement occurs electronically via PEXA.
- Stamp Duty Payment Deadline
- Each state sets a deadline for when stamp duty must be paid, measured from either settlement or the contract date. The ACT has the shortest window (14 days after settlement) while NSW and TAS allow up to 3 months. Late payment incurs interest and penalties.
Worked example — 42-day settlement in NSW, exchanged 15 April 2026
James exchanges contracts on a $850,000 home in Sydney, NSW on 15 April 2026 with a 42-day settlement period.
His settlement timeline:
| Day | Date | Milestone |
|---|---|---|
| 0 | Tue 15 Apr | Contract exchange — deposit (10%) paid |
| 1 | Wed 16 Apr | Cooling-off period begins (5 business days) |
| 7 | Tue 22 Apr | Cooling-off ends — contract unconditional |
| 7 | Tue 22 Apr | Due diligence begins — building & pest booked |
| 14 | Tue 29 Apr | Building & pest inspections completed |
| 21 | Tue 6 May | Finance approval deadline |
| 24 | Fri 9 May | Lender prepares mortgage documents |
| 28 | Tue 13 May | Transfer documents prepared by conveyancer |
| 40 | Sun 25 May | Stamp duty payment arranged |
| 40 | Sun 25 May | Final property inspection |
| 42 | Tue 27 May | Settlement day — keys handed over |
| 132 | Mon 25 Aug | Stamp duty payment deadline (within 3 months) |
Key takeaways for James:
- The 5 business day cooling-off gives him until 22 April to withdraw (with a 0.25% penalty on the $850,000 price = $2,125).
- He needs formal finance approval by Day 21 (6 May) — his broker should have submitted the application before exchange.
- Stamp duty in NSW is payable within 3 months of settlement, giving him until 25 August 2026. However, his conveyancer will typically arrange payment at settlement.
- The final inspection should confirm the property is in the same condition as at exchange, with all agreed inclusions present.
Frequently Asked Questions
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