What's included in each section?
Buying a property has two layers of cost — the big upfront hit on settlement day, and then the ongoing monthly costs once you're in. We calculate both.
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Stamp Duty
The big one. A government tax on property transfers — calculated for your state, buyer type, and property.
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Foreign Buyer Surcharge
Non-residents pay an extra duty on top — 3% to 8% depending on state. We add this automatically when you select foreign buyer.
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Conveyancing
Your solicitor or conveyancer handles the legal transfer of ownership. Usually $1,500–$3,000.
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Lenders Mortgage Insurance
Required when your deposit is under 20% of the purchase price. Protects the bank, not you — but you pay for it.
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Council Rates
Every property owner pays council rates. We pre-fill a state average — adjust it to match your council's actual figure.
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Building Insurance
A non-negotiable for any property owner. Your lender will likely require it too. Budget around $1,500–$2,500/year.
Not included: Moving costs, water rates, utility connections, maintenance (budget ~1% of property value per year), and any renovation costs.
Common questions
How much should I budget on top of the purchase price?
As a rough guide, budget 3–5% of the purchase price for upfront buying costs. But if stamp duty applies in full (most owner-occupiers and investors), it can push higher. Use Section 1 of the calculator for an accurate figure specific to your state.
Do first home buyers pay stamp duty?
It depends on your state and purchase price. NSW exempts FHBs up to $800k, VIC up to $600k, QLD up to $500k, WA up to $430k (established) or $530k (new), ACT up to $1M, and TAS gives a 50% discount up to $600k. The calculator handles all of these automatically.
What is LMI and can I avoid it?
Lenders Mortgage Insurance is required when you borrow more than 80% of the property value (deposit under 20%). The premium is usually added to your loan. To avoid it: save a 20% deposit, use a guarantor, or check if you qualify for the First Home Guarantee scheme.
How much extra do foreign buyers pay?
Foreign buyers pay an additional stamp duty surcharge: NSW and VIC charge 8%, QLD, WA, and SA charge 7%, TAS charges 3%. The ACT and NT currently have no foreign surcharge. These apply to the full purchase price on top of standard stamp duty.
Are these figures exact?
They're accurate estimates based on published rates (updated April 2026). Stamp duty rules change regularly. Always confirm exact costs with your conveyancer or solicitor before exchanging contracts. The mortgage figure assumes principal & interest repayments.
