Property Purchase Cost Calculator | Stamp Duty, LMI & Upfront Costs

Property Details

Purchase Price

State / Territory

Purchase Entity

First Home Buyer

Applies stamp duty concessions where eligible

Foreign Purchaser

Adds surcharge for non-residents (NSW 9%, VIC 8%, QLD 8%, TAS 8%, SA 7%, WA 7%; nil in ACT/NT)

Deposit

10% $50,000

20%

5% ← LMI applies below 20% 40%

⚠️ Deposit below 20% - Lenders Mortgage Insurance (LMI) applies. This can usually be capitalised into your loan.

ℹ️ Since 10 August 2026, an SMSF can only borrow to buy business real property, such as commercial premises. It can still buy residential property outright with cash. For a commercial purchase, an SMSF loan needs at least a 20% deposit. LMI is not available.

ℹ️ Most Company/Trust lenders require a minimum 20% deposit. Some may allow 15% - confirm with your broker.

Include in Estimate

Buyer's agent fee

$17,000 + GST = $18,700

Building & pest inspection

Typical cost $500-$700

Cash buffer

Recommended 1.5% of purchase price

Minimum Cash Required

Deposit + all upfront costs (excl. buffer)

Recommended (with buffer)

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This calculator provides estimates for general informational purposes only. Stamp duty calculations are based on standard investor rates and may vary based on individual circumstances, exemptions, and current legislation. LMI estimates are approximate and will vary by lender. Always confirm costs with your solicitor, broker and lender before proceeding. This is not financial or legal advice.

Frequently Asked Questions

How much cash do I need to buy an investment property in Australia?

For a $500,000 investment property with a 10% deposit, you typically need about $75,000 to $91,000 in cash, depending on the state, before any buyers agent fee. This covers the $50,000 deposit, stamp duty of $11,400 to $25,070, about $8,400 of LMI (plus insurance duty on it outside NSW and the ACT), registration fees, conveyancing and other settlement costs. A 20% deposit removes LMI but needs more cash upfront. Use the calculator above to get an exact figure for your situation. Our guide to how much deposit you need for an investment property has the total for every state.

What is Lenders Mortgage Insurance (LMI) and how much does it cost?

LMI is a one-off insurance premium charged when you borrow more than 80% of the property value (deposit below 20%). It protects the lender, not you. For a $500,000 property with a 10% deposit, LMI is about $8,400 on indicative rates. Depending on the lender, it can run from $7,200 to $15,200. It can be paid upfront or added to your loan. LMI is not available for SMSF purchases.

How is stamp duty calculated for investment property?

Stamp duty is a state government tax based on the purchase price. Each state has different rates and brackets. For a $500,000 property, stamp duty ranges from $11,400 in the ACT to $25,070 in Victoria. Investors pay standard rates. First home buyer concessions only apply if you plan to live in the property.

Can I buy an investment property with a 5% deposit?

Rarely. Lenders such as Macquarie stop at 90% of the value for an investment loan. The government's 5% Deposit Scheme only covers a home you live in. Investors typically put down 10% to 20%. At a 5% deposit, LMI on a $500,000 property can exceed $15,000. Doctors and dentists can borrow up to 95% without LMI at some lenders. Otherwise, a broker can tell you whether any lender will go above 90% for your loan. Company or trust structures typically need 15% to 20%. Since 10 August 2026, an SMSF can no longer borrow to buy residential property.

Upfront Costs to Buy an Investment Property

The cash you actually need to settle on an investment property is more than the deposit. Stamp duty, conveyancing, building and pest, lender fees, registration, and a buffer for unexpected costs all stack on top. Most first-time investors underestimate by $10,000 to $20,000, which is enough to push a deal sideways at the last minute.

This calculator itemises every cost across all eight Australian states and territories. Stamp duty by bracket, LMI if applicable, conveyancing, inspections, and lender setup. Run it before you talk to a broker, not after.

What Goes Into Upfront Cost

Deposit (typically 10 to 20 percent of the price). Stamp duty on the purchase, calculated state by state with bracketed rates and any concessions you qualify for. Lenders Mortgage Insurance (LMI) if the loan is above 80 percent LVR, which costs about $6,000 at a 15% deposit and about $23,000 at 5% on a $600,000 property. Conveyancing or solicitor fees of $1,200 to $2,500. Building and pest inspection at $400 to $800. Loan establishment fees, government title transfer fees, mortgage registration. Plus a $5,000 to $10,000 buffer for surprises.

Stamp Duty Differences By State

The biggest variable is stamp duty. On a $700,000 investment property the bill ranges from about $20,000 in the ACT up to about $37,000 in Victoria, with the other states in between. That's a difference of more than $17,000 on the same property purely based on state. It's one of the reasons investors buy interstate. Run the dedicated stamp duty calculator for the exact figure on any purchase price across every state.

Why First Home Buyer Concessions Don't Apply

First Home Owner Grants, stamp duty concessions, and the First Home Guarantee scheme are for owner-occupied purchases. Investment properties don't qualify. Investors who want to access these need to live in the property first (typically 6 to 12 months depending on state), then convert to investment. That's a different strategy with its own trade-offs.

Cash on Hand vs Equity Release

Most experienced investors fund subsequent property deposits by releasing equity from existing properties rather than saving cash. If your first property has grown $150,000 in value, you can refinance to extract $80,000 to $100,000 of usable equity (subject to lender LVR caps), which becomes the deposit on property number two. The growth projection calculator models how this compounds across a portfolio.

Run the upfront cost calculator alongside the yield calculator, the cash flow calculator, and our buyers agent fees guide for the full picture before any purchase. Talk to us via a free strategy call for a sanity check on a specific property.

Property Purchase Cost Calculator: How Much Cash You Need to Start