BuyerEdge Intelligence
Property Buying Costs Calculator
Calculate stamp duty, legal fees, and all upfront costs for your property purchase in Australia.
Enter a purchase price and state to see your buying costs
Stamp duty, registration fees, conveyancing, inspections and more
What are buying costs — and how much should you budget?
The purchase price of a property is only part of what you need in the bank on settlement day. Upfront buying costs in Australia typically add 3% to 6% on top of the purchase price, depending on your state and buyer type. On a $750,000 property that's $22,500–$45,000 in additional cash — money that cannot be borrowed and must be held separately from your deposit.
Most buyers underestimate these costs and are caught short at settlement. Use the calculator above to get a full picture before you make an offer, not after.
Government charges
Stamp duty (transfer duty)
The largest single upfront cost for most buyers. Stamp duty — officially called transfer duty in most states — is a state government tax on the transfer of property. Rates are tiered: the more expensive the property, the higher the marginal rate. In NSW the top marginal rate is 5.5%; in VIC it reaches 6.5% for properties above $960,000.
First home buyers receive full exemptions up to certain price thresholds in NSW, VIC, QLD, WA, and ACT. Select "First Home" in the calculator above to see whether your purchase qualifies.
See FHB stamp duty eligibility conditions by stateTransfer and mortgage registration fees
Each state charges a small fee to register the transfer of title (typically $150–$500) and a separate fee to register your mortgage on the title ($150–$350). These fees are set by the state land titles office and are not negotiable. They are automatically included in the calculator above.
Professional and inspection fees
Legal and conveyancing fees ($1,500–$3,500)
A licensed conveyancer or solicitor reviews the contract of sale, conducts title searches, handles the settlement process, and lodges stamp duty on your behalf. This is not optional — it is a legal requirement to have a qualified professional act on your behalf in a property transaction. Budget $1,500–$3,500 for a standard residential purchase; more complex transactions (off-the-plan, lots, trusts) cost more.
Building inspection ($400–$700)
A qualified building inspector assesses the structural condition of the property, identifying defects, drainage issues, roof problems, and anything that may affect value or safety. In most states you arrange this before exchange (or during a cooling-off period). It is one of the highest-return investments you can make — a $500 inspection that reveals a $30,000 problem pays for itself instantly.
Pest and termite inspection ($300–$500)
A separate specialist inspection covering timber pest activity, termites, and borers. Strongly recommended for any timber-framed or older property, especially in QLD, NSW, and WA where termite risk is high. Often bundled with the building inspection for a slight discount.
Bank valuation ($300–$600)
Your lender will order an independent valuation to confirm the property is worth what you're paying. Many lenders waive this fee or absorb it into their loan package, particularly for borrowers with strong LVRs. Ask your broker whether this is included before budgeting separately for it.
Moving and miscellaneous costs
Beyond the transaction itself, moving into a new property carries its own costs that are easy to overlook.
- Removalist / moving costs: $1,500–$5,000 depending on volume, distance, and whether you're using professionals or a hire truck.
- Building insurance (year 1): $1,000–$3,000. Required in most states from the date of exchange — not settlement — making it an upfront cost, not a post-move expense.
- Utility connections: $300–$600 for electricity, gas, and internet setup fees, particularly relevant if switching providers or connecting to a new property.
- Council and water rates (adjustment): Rates are adjusted at settlement between vendor and buyer. You may need to cover the vendor's prepaid period — your conveyancer handles the calculation.
How to reduce your buying costs
- Check FHB eligibility before you set your budget: A first home buyer concession on a $600,000 purchase in NSW saves you over $15,000 in stamp duty. If you're eligible, this changes your required savings significantly.
- Negotiate on purchase price, not on inspections: Skipping a building or pest inspection to save $700 is a false economy. Negotiate hard on the price — not the due diligence that protects you.
- Ask your lender about fee waivers: Bank valuations, loan application fees, and settlement fees are often waived for borrowers with strong deposits or who are refinancing. Ask before you budget.
- Get your conveyancer involved early: Many buyers engage a conveyancer only after going unconditional. Involving them from the start — to review the contract before you sign — can flag issues that save far more than the fee.
What does it really cost to buy a property in Australia?
The purchase price on the contract is only the start. Most buyers in Australia need to budget an additional 3 – 6% of the purchase price to cover the mandatory government charges, professional fees, and practical moving costs that come due before or shortly after settlement. On a $750,000 home, that's $22,500 – $45,000 in cash you'll need above your deposit — so budgeting accurately before you start bidding is essential.
1. Government charges
Stamp duty (transfer duty)
Stamp duty is the largest single upfront cost for most buyers. It is levied by your state or territory government and is calculated on the purchase price using a progressive rate scale — the more expensive the property, the higher the effective rate. On a $700,000 purchase in NSW a standard buyer pays roughly $26,500; in VIC the same purchase is around $37,000. First home buyers often receive a full exemption or significant concession below a state-specific threshold — use the calculator above to see the exact figure for your situation, or visit our NSW stamp duty calculator for a detailed state-by-state breakdown.
Transfer registration fee ~$200 – $1,400
This fee is charged by your state's land titles office to formally record the change of ownership on the title register. The fee is usually modest and calculated on a sliding scale based on the purchase price. In NSW it is around $160 for a $500k property; in VIC it can reach $1,340 on higher-value purchases.
Mortgage registration fee ~$150 – $200
If you are taking out a mortgage, your lender's security interest must be registered on the title. This is a flat fee charged by the same land titles office and typically sits between $150 and $200 depending on the state.
2. Legal & conveyancing fees
Solicitor or licensed conveyancer $1,500 – $3,500
A conveyancer or property solicitor handles the legal transfer of ownership: reviewing the contract of sale, conducting title and council searches, liaising with the vendor's lawyer, and coordinating settlement with your bank. Fees vary by state and complexity — a straightforward residential purchase typically costs $1,500 – $2,200 with a licensed conveyancer, or $2,000 – $3,500 with a property solicitor who can also advise on contract special conditions. Always get a quote before signing the contract. Disbursements (searches, title certificates) add a further $300 – $600 on top of professional fees.
3. Building & pest inspections
Building inspection $400 – $700
A qualified building inspector assesses the structural integrity of the property and identifies any major defects — cracked footings, roof damage, rising damp, or drainage issues — before you commit. The cost depends on the size of the property and your location. The report can be a powerful negotiating tool or, in serious cases, grounds to withdraw without penalty if your contract includes a building inspection clause.
Pest & termite inspection $300 – $500
Termite damage is a serious and costly risk across most of Australia. A licensed pest inspector checks for active infestations and past damage, as well as conditions that make a property susceptible. This inspection is almost always done in conjunction with — or by the same inspector as — the building inspection. A combined building-and-pest inspection is often available at a discount ($600 – $1,000 for both).
4. Finance & lender costs
Bank valuation $0 – $600
Before approving your loan, your lender will commission an independent valuation of the property to confirm it is worth the purchase price. Many lenders waive this fee entirely, or absorb it in other loan costs, but some charge $300 – $600. Ask your broker or lender whether this fee applies.
Lenders mortgage insurance (LMI) $5,000 – $30,000+ if applicable
If your deposit is less than 20% of the purchase price, most lenders require you to pay LMI — a one-off insurance premium that protects the lender (not you) if you default. LMI premiums are calculated as a percentage of the loan amount and can run into the tens of thousands on higher-value loans. First home buyers using the Federal Government's Home Guarantee Scheme can avoid LMI with as little as a 5% deposit — see our first home buyers guide for eligibility details.
Loan application & settlement fees $0 – $800
Some lenders charge an upfront establishment or application fee ($300 – $600) and a separate settlement fee ($150 – $250) to cover their internal processing costs. These fees have become less common as competition between lenders has intensified, but they are worth checking in your loan's Key Facts Sheet.
5. Moving & setup costs
Removalist / moving costs $1,500 – $5,000
Moving costs vary enormously based on how far you are moving, the volume of furniture and boxes, and whether you hire a full-service removalist or a truck-and-two-men service. A local metro move might cost $800 – $1,500 for a small apartment; a full family-home interstate move can exceed $8,000 – $12,000. Get at least three quotes.
Building insurance $1,000 – $3,000 per year
In most Australian states your risk as the buyer begins at exchange of contracts, not settlement — meaning you can be liable for the property even before you own it. Building insurance should be arranged to take effect from the moment you exchange. Annual premiums for a standard house range from around $1,000 in regional areas to $3,000+ in cyclone-prone northern regions.
Utility connections $300 – $600
Connecting or transferring electricity, gas, water, and internet services to a new property typically involves connection fees and, in some cases, a security deposit if you are a new customer. Internet providers may also charge a new-connection fee for NBN or fibre of $100 – $200.
Tips to reduce your upfront costs
Check first home buyer eligibility before you bid
Stamp duty exemptions and concessions can save you tens of thousands. See our first home buyers guide for a full breakdown by state.
Negotiate a longer settlement period
A 60–90 day settlement gives you more time to arrange finances and potentially shift some costs into the following month.
Combine building and pest inspections
Most inspectors offer a bundled report at a meaningful discount compared to ordering them separately.
Compare conveyancers, not just lenders
Legal fees vary by $1,000 or more between firms for the same standard transaction. Fixed-fee conveyancers are usually the best value for straightforward residential purchases.
Ask your lender about fee waivers
Application fees, valuation fees, and settlement fees are often negotiable — especially if you have a strong credit history or are borrowing above $500,000.