Disclaimer: This calculator provides estimates only and should not be considered financial or legal advice. Costs shown are indicative. Stamp duty figures require verification via the relevant State or Territory Revenue Office. Conveyancing, inspection and lender fees vary. Always obtain formal quotes before exchanging contracts. Evercend Pty Limited does not hold an Australian Credit Licence and does not provide any credit or credit-related services.
Property buying cost calculator inputs and results
Enter your estimated stamp duty. Use our calculator for the precise figure.
Leave at 0 if your deposit is 20% or more of the purchase price.
Used to calculate deposit and total cash required. Leave blank for a cash purchase.
NSW: estimated $2,250 mid-point
Enter a purchase price to begin
Fill in the purchase price and stamp duty on the left to see your total buying costs instantly.
What are the upfront costs of buying a home?
Buying a home costs more than the deposit. There are one-off upfront costs paid around settlement, and stamp duty is usually the largest of them.
The costs vary by state or territory and by your circumstances, so this calculator estimates the total for the state you select. It is a model, not a quote. Amounts set by other parties, such as your conveyancer or insurer, can differ.
How to use this calculator
Select your state
Choose the state or territory where you are buying, since stamp duty and government fees vary.
Enter the property price
Add the purchase price or expected price of the property.
Add your deposit
Enter your deposit so the calculator can flag lenders mortgage insurance if it applies.
Review the total
The result estimates your upfront costs on top of the deposit.
How this calculator works
The calculator adds together the main upfront costs of a purchase for the state you select. Stamp duty is worked out from the state or territory rates, and the other costs are shown as indicative amounts.
Assumptions used
Stamp duty is estimated using current state or territory transfer duty rates. First home buyer concessions can change the amount and depend on the state and the property value. Costs such as conveyancing, building and pest inspections, and lender fees are indicative only and are set by the provider. Lenders mortgage insurance is included when the deposit is below 20 percent and is an estimate set by the insurer. The calculator does not include ongoing costs such as council rates, land tax, or home insurance premiums after settlement.
Worked example
A buyer purchasing a $650,000 established home would budget for several upfront costs. Stamp duty, set by the buyer's state or territory, is usually the largest. On top of that come conveyancing or legal fees, a building and pest inspection, any loan setup fees, and lenders mortgage insurance if the deposit is below 20 percent.
First home buyers may pay reduced or no stamp duty depending on the state and the property value, which can change the total significantly. The calculator estimates the total for the state you select.
Stamp duty is the cost that varies most between states, so the state you buy in has a large effect on your total upfront costs.
What makes up your upfront buying costs
Several costs are added together to reach your total upfront amount. The main ones are:
Stamp duty
A one-off state or territory tax on the transfer of property. It is usually the largest upfront cost and varies by state and property value.
First home buyer concessions
Many states offer stamp duty exemptions or concessions, and grants, for eligible first home buyers up to a threshold. These reduce the total and depend on the state.
Conveyancing and legal fees
A conveyancer or solicitor handles the contract, searches and settlement. Fees are set by the provider and vary with the complexity of the purchase.
Building and pest inspection
An inspection checks the condition of the property before you commit. It is set by the provider and depends on the property and location.
Loan and lender fees
Lenders may charge application, valuation or settlement fees, and a government mortgage registration fee applies. Some lenders waive certain fees.
Lenders mortgage insurance
When the deposit is below 20 percent, lenders mortgage insurance usually applies. It can be paid upfront or added to the loan. Eligible first home buyers may avoid it through a government scheme.
Moving and setup costs
Costs such as removalists, utility connections and initial repairs are separate from the purchase and worth budgeting for.
Rates and assumptions used
| Item | Value used | Source |
|---|---|---|
| Stamp duty | One-off state or territory property transfer tax | ASIC MoneySmart |
| First home buyer concessions | Exemptions or concessions vary by state and property value | ASIC MoneySmart |
| Lenders mortgage insurance | Applies when the deposit is below 20 percent | ASIC MoneySmart |
| Government 5% Deposit Scheme | Eligible first home buyers may avoid LMI with a 5 percent deposit | Australian Government, Treasury |
Figures checked against the sources above on 10 August 2026.
Frequently asked questions
On top of your deposit, the main upfront costs are stamp duty, conveyancing or legal fees, a building and pest inspection, loan setup fees, lenders mortgage insurance if your deposit is below 20 percent, and moving costs. Stamp duty is usually the largest.
Related calculators and guides
Stamp Duty Calculator
Duty and concessions by state
Borrowing Power Calculator
Estimate how much you may be able to borrow
LVR Calculator
Estimate your loan-to-value ratio and LMI
Home Loan Repayment Calculator
Work out repayments on a given loan
Refinance Savings Calculator
Break-even and net saving on a switch
How the 50% CGT Discount Works
Guide
Sources
- •ASIC MoneySmart, buying a house
- •ASIC MoneySmart, save for a house deposit
- •Australian Government, home ownership support and the 5% Deposit Scheme
Content reviewed and figures checked against the sources above on 10 August 2026.