Buying Costs Calculator

A rental yield calculator measures the annual income a property produces as a percentage of its value. Investors use it to rank properties, sense-check agent claims, and decide whether a purchase supports their goals. It says nothing about capital growth, but it shows cash flow strength.

Rental yield is annual rental income divided by property value, shown as a percentage, and it is the fastest way to compare the income return of two investment properties. A house at 3.5% and a unit at 5.0% aren't directly comparable in growth terms, but on income alone the unit clearly wins.

The Hub calculator gives you two versions. Gross rental yield ignores costs. Net rental yield deducts what it costs to hold the property, such as council rates, insurance, property management, maintenance and strata fees. Net yield is the more honest number, and it's the one lenders and accountants care about.

Use the calculator early. Run it on every property you're considering before you pay for a building inspection or spend a weekend at open homes. Filtering on yield first saves time and heartache.

Budget for stamp duty, legal or conveyancing fees, building and pest inspections, loan application and valuation fees, mortgage registration and title transfer fees, and LMI if your deposit is under 20%. Add moving costs and immediate repairs too. Each item is small, but together they matter.

• Stamp duty (transfer duty). Paid to your state or territory government. The amount depends on price, location, and whether you qualify for a concession or exemption.
• Legal or conveyancing fees. Covers contract review, searches and settlement. Get quotes from two or three providers.
• Building and pest inspections. Paid before you buy, and worth every dollar. A failed inspection can save you far more than it costs.
• Loan costs. Application fees, valuation fees and settlement fees. Many lenders waive some of these, so ask.
• Mortgage registration and transfer fees. Government charges for registering your title and mortgage.
• Lenders mortgage insurance. Typically applies when your deposit is below 20% (Mozo, 2026). See our LVR Calculator to check where you sit.
• Moving and setup costs. Removalists, utility connections, and the small purchases that add up fast.
• Buffer for immediate repairs. Older homes rarely settle with nothing to fix.

Stamp duty rules and concessions change with each state budget. Check your state revenue office for current rates (see MoneySmart for an independent overview), or ask your broker to confirm before you set your savings target.

You enter the purchase price, your state or territory, and your buyer type. The calculator estimates stamp duty, adds the fees that apply, and shows the total cash needed on top of the loan. You can then adjust price or deposit to see how the total changes.

Here's how to use it:

1. Enter the purchase price you're considering.
2. Select your state or territory, since stamp duty differs across Australia.
3. Choose your buyer type: first home buyer, owner-occupier or investor. Concessions often depend on it.
4. Enter your deposit to see whether LMI is likely to apply.
5. Review the total, including the itemised breakdown, and compare it against your savings.
6. Re-run the numbers at a different price to see how each $25,000 changes your cash requirement.

A worked example

Say you're buying a $700,000 home with a 10% deposit of $70,000. Your loan is $630,000, and your LVR is 90%, so LMI probably applies. On top of the deposit, you'll pay stamp duty, legal fees, inspections, loan costs and registration fees. Depending on your state, those extras can easily push your needed cash well above the deposit alone.

A buyer with a $70,000 deposit on a $700,000 home may need far more than $70,000 in cash at settlement once stamp duty, LMI and fees are added, which is why the deposit alone is a poor savings target.

We haven't printed a fixed total here because stamp duty depends on the state and the buyer type, and printing one would mislead readers in other states. Run your own numbers in the calculator instead.

Buyer type changes your costs mainly through stamp duty concessions, LMI options and available grants. First home buyers often receive concessions that owner-occupiers and investors don't. Investors typically pay full duty but have different tax considerations after purchase.

The calculator is part of the ICM Hub, which offers a free account level. You can create a free account and start using tools straight away. Some services unlock when you become an Investors Choice Mortgages client.

What you're really paying for, if you become a client, is broker help. Most home loan borrowers don't pay a broker directly, because brokers are usually paid by the lender. Ask us to explain how we're paid before you proceed.

Buyers who plan costs early tend to move faster and with fewer surprises, because they know their ceiling before they start looking. Here is one story from the Investors Choice Mortgages client stories.

Emma R. from Brisbane went from her first consultation to owning her first home in six months. Planning her total cash requirement early meant she knew her budget before she went looking, so she could focus on properties she could actually settle.

Sarah K.'s refinance is a different example, and it shows that costs matter after you've bought too. Her switch saved $340 a month, and she was through the process in three weeks. Learn more on our refinancing page.