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

Get an itemised breakdown of every upfront cost before you commit to buying property.

Free calculatorAll 8 states2026-27 stamp dutySMSF & trust entities

Property Details

$
First Home Buyer
Applies stamp duty concessions where eligible
Foreign Purchaser
Adds surcharge for non-residents (NSW 9%, VIC 8%, QLD 8%, SA 7%, WA 7%; nil in TAS/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 SMSF loans require a minimum 20% deposit. LMI is not available for SMSF purchases.
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
$0
Deposit + all upfront costs (excl. 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.

Min. Cash Required
$0

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 $75,000-$90,000 in cash. This covers the deposit ($50,000), stamp duty ($8,000-$18,000 depending on the state), LMI ($5,000-$12,000), conveyancing ($2,000-$3,000), and other settlement costs. A 20% deposit removes LMI but requires more cash upfront. Use the calculator above to get an exact figure for your situation. For a full breakdown of stamp duty by state, see our stamp duty guide.

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 typically costs $8,000-$12,000. 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 about $8,000 in the NT to $18,000+ in VIC. 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?

Yes, some lenders accept a 5% deposit for investment property, but you will pay significant LMI. For a $500,000 property with a 5% deposit, LMI can exceed $15,000. Most investors aim for at least 10-20%. SMSF purchases require a minimum 20% deposit, and company or trust structures typically need at least 15-20%.

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 can add $10,000 to $25,000 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. The buffer is not optional. There's always something.

Stamp Duty Differences By State

The biggest variable is stamp duty. On a $700,000 investment property the bill ranges from roughly $24,500 in Queensland up to about $37,000 in Victoria, with NSW, WA, SA, Tasmania, ACT, and NT sitting in between. That's a difference of more than $12,000 on the same property purely based on state. It is one of the reasons interstate investors buy where the numbers work, not where they live. 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.