Buying property in Australia comes with a stack of costs beyond the deposit and the price tag. This calculator surfaces every one of them — line by line — so you can budget accurately and avoid the "I didn't realise it was this much" reckoning at settlement.
The complete cost stack
Most buyers think about the deposit. Few budget for the full settlement bill. Typical components:
State government charges
- Stamp duty (transfer duty) — by far the biggest. 3–5% of price for owner-occupiers, more for investors and foreign buyers. State-by-state differences are large; see the stamp duty calculator for full breakdown.
- Land transfer / title registration fee — $150–$1,500 depending on state.
- Mortgage registration fee — $150–$200 in most states.
Professional services
- Conveyancing or solicitor — $1,200–$3,000.
- Building and pest inspection — $500–$800 combined.
- Strata report (if applicable) — $250–$500.
Lender fees
- Loan application/establishment — $300–$700, sometimes waived.
- Valuation fee — $200–$400, often paid by the lender.
- Lenders Mortgage Insurance (LMI) — only if LVR > 80%; can range $5,000–$40,000+.
Settlement adjustments
- Council rates pro-rated to settlement date — $100–$500.
- Water rates pro-rated — $50–$200.
- Strata levies pro-rated (if applicable) — $0–$1,500.
For a typical owner-occupier purchase of an established home, total non-deposit costs land at 5–6% of the purchase price.
The $750,000 home worked example (NSW, owner-occupier, not FHB)
| Cost | Amount |
|---|---|
| Stamp duty | ~$29,000 |
| Land transfer fee | $150 |
| Mortgage registration | $150 |
| Conveyancing | $1,800 |
| Building & pest inspection | $700 |
| Loan establishment | $500 |
| Valuation | $300 |
| LMI (if 90% LVR) | ~$13,000 |
| Settlement adjustments | $400 |
| Total non-deposit cost | ~$46,000 |
That's 6.1% of the purchase price. For a first home buyer the FHB stamp duty concession can save roughly $25,000 of that on a sub-$800k purchase in NSW.
Hidden costs that surprise buyers
A few that don't fit cleanly into the calculator but are worth budgeting:
- Removalists — $500–$2,500 depending on distance and volume
- Connection fees for utilities (electricity, gas, internet) — typically $100–$500 combined
- Initial repairs and updates — most buyers spend $2,000–$10,000 in the first six months on small fixes the inspection report missed or that came up post-settlement
- Furniture and white goods if upsizing
- Strata special levies that landed shortly before you bought — check the strata report
A buffer of $5,000 above the calculator's total handles most of these.
How to reduce these costs
Levers in your control:
- First home buyer status — biggest saving by far if eligible
- Off-the-plan in VIC — under the temporary expanded concession running to October 2026, anyone can buy a strata-titled apartment with stamp duty assessed only on land value at contract date
- Deposit ≥20% — eliminates LMI entirely
- Compare lender packages — some waive establishment and valuation fees as part of an introductory offer
- Shop conveyancing — a $1,200 conveyancer is no worse than a $2,500 one for a standard transaction; both insurance-bonded, both qualified
The calculator above lets you toggle each of these to see the impact on the all-in cost.
The cost stack scales with state
Same property at $750,000 attracts these stamp duties in 2026:
- NSW (FHB exempt to $800k): $0 if FHB, ~$29k otherwise
- VIC (FHB exempt to $600k): ~$28k for non-FHB
- QLD: ~$20k for non-FHB
- WA: ~$28k for non-FHB
- SA: ~$33k for non-FHB
The state you buy in is the single biggest lever on stamp duty, which is itself the biggest cost. Use the state-by-state stamp duty hub for current rates and concessions.
Frequently asked questions
What's the typical total cost of buying a home in Australia?
For an owner-occupier, total non-deposit purchase costs run 5–6% of the purchase price in most states. On a $750,000 property in NSW, that's roughly $40,000–$45,000 above the deposit. Investors and foreign buyers should budget 6–8% (investors) or 12–15% (foreign buyers) once surcharges are applied.
What costs do most buyers forget to budget for?
The five most-forgotten: (1) building and pest inspection ($500–$800), (2) loan application/establishment fees ($300–$700), (3) valuation fees ($200–$400, sometimes waived), (4) settlement adjustments for council rates and water (a few hundred to over $1,000), and (5) moving costs and immediate post-settlement spending. None individually large, but they total $2,000–$3,000 of stuff people don't see coming.
Is conveyancing or solicitor better?
Conveyancers are cheaper ($1,200–$2,000) and handle straightforward residential transactions well. Solicitors cost more ($2,500–$4,000) but are better for complex situations — off-the-plan purchases, deceased estates, related-party transfers, properties with caveats or easements, or anything where contract negotiation might matter. For most owner-occupier purchases of an established home, a good conveyancer is fine.
Can I add buying costs to my home loan?
Stamp duty and some other costs can be capitalised into the loan if your LVR stays within the lender's cap (usually 95%, occasionally 98% with LMI). Capitalising means borrowing more, paying interest on those costs for the life of the loan — a cashflow tool, not a saving. Over 30 years at 6%, capitalising $35,000 of duty costs roughly $40,000 in extra interest.
What's LMI and when does it apply?
Lenders Mortgage Insurance (LMI) is a one-off premium charged when your loan-to-value ratio is above 80% (i.e. deposit is less than 20%). It protects the lender if you default and the property sells for less than the loan balance. LMI premiums range from roughly $5,000 (small loan, just over 80% LVR) to $40,000+ (large loan, 95% LVR). It's payable at settlement or capitalised.
What's the difference between stamp duty and transfer fees?
Stamp duty (transfer duty) is the big state tax — typically 3–5% of price. Transfer fees are smaller administrative fees charged by the state's land titles office for registering the change of ownership ($150–$1,500 depending on state and property value). Mortgage registration fees are similar but cover registering the mortgage itself. Both are line items in the calculator.
Are buying costs tax-deductible for investors?
Some are, some aren't. Stamp duty is NOT deductible for investors but is added to the cost base for CGT purposes. Loan establishment fees, valuation fees and LMI are deductible (LMI over 5 years or the loan term, whichever is shorter). Conveyancing for an investment purchase is added to cost base. The negative-gearing calculator and a tax adviser cover this in detail.
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Last updated: 2 May 2026