Property Buying Costs Calculator

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. There is no dependable percentage or fixed cash target: transfer duty depends on your state, transaction, home type and eligibility, and some buyers may qualify for full relief. Legal, lender, inspection and moving costs also vary by provider and purchase.

These items are easy to overlook. Use the calculator to build an estimate before making an offer, then confirm the amounts with your lender, conveyancer and providers.

What does it really cost to buy a property in Australia?

The purchase price on the contract is only one part of the cost. Duty can differ substantially, including being nil for some eligible buyers. Conveyancing, lender services, inspections and moving costs vary by circumstances and provider. Use the estimates below to create a scenario, not as a universal cash target.

Government charges

Stamp duty (transfer duty)

A potentially large upfront cost, though it can be reduced or nil for eligible buyers. Stamp duty — officially called transfer duty in many states — is a state government charge on the transfer of property. Rates are progressive and change by jurisdiction and transaction date; the applicable schedule also depends on buyer and property circumstances.

Eligible buyers may receive concessions or exemptions, but eligibility and boundaries depend on the state, transaction date and property type. The calculator does not determine eligibility; confirm it with the linked state rules.

Stamp duty can be one of the largest upfront charges, but the amount depends on state, contract date, buyer eligibility and property type; eligible buyers may pay no duty. Use the calculator above for an estimate and visit our NSW stamp duty calculator for a detailed state-by-state breakdown.

See FHB stamp duty eligibility conditions by state

Transfer and mortgage registration fees

Transfer and mortgage registration charges use verified 2026–27 registry schedules for the selected lodgement date and transaction inputs. Cash purchases have no new-mortgage registration fee. Missing facts or unsupported dates keep the estimate partial; confirm final assessed charges with your conveyancer.

The land titles office charges a registration fee to record the change of ownership. The calculator applies the linked official 2026–27 schedule using the relevant consideration, registry value, method and scope. It remains an estimate, not an official assessment; extra dealings and network/search charges are excluded.

A financed purchase with one new mortgage uses the verified registry mortgage fee for its lodgement date and method. A cash purchase has no new-mortgage registration charge. Lender, electronic network and discharge charges are separate and excluded; unknown funding keeps the estimate partial.

Professional and inspection fees

Legal and conveyancing fees ($1,500–$3,500)

A conveyancer or property solicitor can review the contract, conduct title searches and coordinate settlement. Professional help is strongly recommended, but whether a professional is legally required varies by transaction and jurisdiction; NSW Government guidance allows buyers to handle conveyancing themselves. Ask a qualified professional what support suits your circumstances and request a written quote.

Read NSW Government conveyancing guidance

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.

Building inspection ($400–$700)

A qualified building inspector assesses the structural condition of the property, identifying defects, drainage issues, roof problems, and matters that may affect value or safety. Scope, timing and any inspection conditions depend on the property and contract; arrange these with a qualified inspector and your conveyancer.

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 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.

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).

Finance and lender costs

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.

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, LMI may apply depending on the lender, loan and any eligible government scheme — a one-off insurance premium that protects the lender(not you) if you default. LMI premiums are calculated using lender and insurer pricing and may be substantial on some loans. Eligible buyers using the Australian Government 5% Deposit Scheme may avoid LMI with as little as a 5% deposit, subject to the scheme and lender's terms — see our first home buyers guide for eligibility details.

Loan application and 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.

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): $1,500–$5,000 depending on volume, distance, and whether you're using professionals or a hire truck.
• Building insurance (year 1): Premiums vary by property and cover. Contract terms and lender requirements determine when cover should start; check before exchange.
• Utility connections ($300–$600): 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.

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.

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.

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.

How to reduce your buying costs

• Check first-home eligibility before you set your budget: Potential duty relief can materially change an estimate. Check the relevant state rules and transaction date before relying on a saving.
• Budget for due diligence: Inspection scope and timing vary by property and contract. Ask a qualified building or pest inspector and your conveyancer what checks make sense before you commit.
• Ask your lender about fees: Valuation, application or settlement fees may vary or be waived. Ask for a written estimate rather than assuming a discount.
• Get conveyancing advice early: Ask a conveyancer or solicitor to explain contract review options before signing; their scope, fee and timing depend on your circumstances.

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.
• Ask about combined inspections: Some inspectors offer building-and-pest packages. Compare the scope and fee with separate inspections before choosing.
• Compare conveyancer quotes: Ask what each quote covers, including searches, disbursements and additional work, then compare the full scope rather than headline price alone.
• Ask your lender about fees: Application, valuation and settlement charges vary by lender and loan. Ask which fees apply to your application and whether any can be waived.

How to use the estimates

Transfer duty depends on state, transaction date, buyer eligibility and property type. Eligibility is not determined by this guide or calculator; confirm the applicable requirements and dates with the relevant state authority and a qualified professional.

Registration fee figures apply the linked official 2026–27 schedule to the selected lodgement date, registry value, method and transaction scope. They are estimates, not official assessments. Missing facts, unsupported dates or unknown funding can leave the estimate partial; an unknown charge is not assumed to be zero.

Related calculators and guidance

• NSW stamp duty calculator — state-by-state stamp duty calculations for NSW, VIC, QLD, WA and more, including first home buyer concessions.
• VIC stamp duty calculator
• QLD stamp duty calculator
• First home buyers guide — grants, concessions, the Australian Government 5% Deposit Scheme, and other first-home buyer information.