What costs should you plan for when buying property?
Buying a home usually involves more than the deposit. Depending on the state, property and lender, buyers may also need to budget for transfer duty, conveyancing, inspections, registration charges, loan setup fees, settlement adjustments and moving costs.
How is transfer duty calculated?
Transfer duty, commonly called stamp duty, is administered by each state and territory. Rates, thresholds and concessions differ by jurisdiction and can change over time.
This calculator uses current general residential transfer-duty schedules where the formula can be represented reliably in a simple calculator. For ACT first home buyers who meet the current Home Buyer Concession Scheme requirements, the calculator can model a full duty concession. For ACT general purchases and NT purchases, use the official revenue calculator or your conveyancer and enter the result manually.
Deposit, loan amount and LVR
Your deposit is shown separately from transaction costs. A 20% deposit produces an estimated 80% loan-to-value ratio before any capitalised costs. Lower deposits may involve lender's mortgage insurance or require different lender policies.
First home buyer concessions vary by state
First home buyer duty exemptions and concessions are not uniform across Australia. Eligibility can depend on property value, property type, residency, previous ownership and occupancy requirements.
In the ACT, changes from 1 July 2026 removed the property-value cap and income threshold from the Home Buyer Concession Scheme, while other eligibility criteria remain. Other states have their own thresholds and rules, so check the relevant state revenue office before relying on a general-duty estimate.
Property buying cost FAQs
Does this include lender's mortgage insurance?
No. LMI varies by lender, loan amount and LVR and is not automatically included. Add it to your budget separately if applicable.
Are conveyancing and inspection costs fixed?
No. The amounts shown are editable planning allowances only. Replace them with quotes from your own conveyancer, inspector and other providers.
Does the calculator include first-home-buyer grants?
No. Grants and guarantee schemes are not deducted from the cash-needed estimate because eligibility and payment timing vary.
Why do ACT and NT sometimes require a manual duty amount?
The official duty calculations can depend on transaction date, purchaser status, concessions and other details. The calculator avoids giving false precision where the official revenue calculator should be used.