Upfront Costs Calculator Australia
See the real cash you'll need at settlement. Covers stamp duty, LMI, legal, inspection, and loan fees for every Australian state.
Property details
Contract price you'd pay for the property.
Cash needed at settlement
$182,412
Deposit + stamp duty + fees. LMI (if applicable) is financed into the loan, not paid upfront.
Line items
Deposit
20% of purchase price
$150,000
Stamp duty (NSW)
State-specific transfer duty
$28,162
Legal / conveyancing
Typical fixed fee
$2,500
Building inspection
Pre-purchase report
$600
Pest inspection
Termite / pest report
$300
Loan application
Lender establishment fee
$600
Title search + registration
Government fees
$250
What are “upfront costs” when buying in Australia?
The purchase price is only the start. In Australia, first-time buyers are routinely surprised that settling on a property needs tens of thousands on top of the deposit. The five categories:
- Deposit - the cash portion of the price. Banks typically require 20% to avoid LMI, but 5–10% is common with LMI or under the First Home Guarantee.
- Stamp duty - paid to the state government, calculated on a sliding scale by price. Each state has its own schedule and concessions (see the CTAs below for per-state breakdowns).
- Legal / conveyancing - roughly $1,500–$3,000 depending on complexity. Flat fee for most transactions.
- Inspections - building + pest reports, around $600 + $300 in most metros. Not legally required but a $10k renovation bill you avoid is cheap insurance.
- Lender fees - application, valuation, and title registration, typically $700–$1,200 combined.
LMI (Lenders Mortgage Insurance) is a sixth cost but is usually added to the loan, not paid in cash. It applies when your LVR is above 80%.
Common questions
Is stamp duty payable on every property purchase?
Almost always, yes. Every state charges transfer/stamp duty. Concessions exist for first-home buyers in NSW, VIC, QLD, WA, SA, TAS, ACT, and NT - thresholds and discount rates vary. The figure here is the full duty before any concession.
Is LMI paid upfront or added to the loan?
Added to the loan. You'll pay interest on it over the term, but it doesn't need to come out of your deposit. Some lenders charge it as a one-off cash fee, but the vast majority capitalise it.
How do I avoid LMI?
Save a deposit of 20% or more, or use a guarantor loan (a parent pledges their equity to cover the gap). Some professions (doctors, lawyers, accountants) can also get LMI waived up to 90% LVR with certain lenders.
What about the First Home Guarantee?
The Australian government's First Home Guarantee scheme lets eligible first-home buyers purchase with as little as 5% deposit without paying LMI - the government underwrites the LMI gap. Places are limited and caps apply (income + property price). This calculator shows unfunded LMI; if you qualify for the scheme, ignore the LMI line.
Does this include the deposit itself?
Yes. "Cash at settlement" = your deposit + stamp duty + legal/inspection/loan fees. LMI is excluded because it's financed into the loan.
Modelling a purchase? Track every property you look at
Vestly's shortlist lets you save every property you're considering and compare them side-by-side - cashflow, yield, tax, stamp duty. Free during early access.
Get started freeNo credit card. Takes 2 minutes.