Property deposit calculator

Property Deposit Calculator - Buyvest
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What makes this calculator different

The only property deposit calculator in Australia that works in reverse

Every other deposit and stamp duty calculator on the market asks you to enter a property price and then tells you how much deposit and stamp duty you need. That approach assumes you already know what you want to buy.

Most buyers start from the opposite direction. You know how much cash you have saved. The question is: what is the maximum property price I can afford with this deposit? That is the question no other calculator answers, until now.

Our property deposit calculator takes your total available cash and works backwards. It deducts $2,500 for estimated legal and associated costs, calculates NSW stamp duty (including first home buyer concessions), and shows you the maximum purchase price at 80%, 90%, and 95% LVR. It runs both scenarios side by side: first home buyer (with stamp duty concessions) and investor or subsequent buyer (with standard stamp duty rates). No other calculator in Australia does this.

Other calculators tell you: "On a $900,000 property, stamp duty is $33,000." Our calculator tells you: "With $210,000 in savings, you can buy up to $910,000 as a first home buyer at 80% LVR, or up to $1,500,000 at 95% LVR under the Home Guarantee Scheme."

How it works

What our property deposit calculator does

Enter one number: your total cash available. The calculator does the rest. It shows the maximum property price you can afford at three LVR tiers, with deposit, stamp duty, and leftover funds broken out for each scenario.

80%

20% deposit, no LMI

The standard scenario. Your deposit covers 20% of the property price plus stamp duty. No Lenders Mortgage Insurance applies. This gives you the strongest borrowing position and access to the best interest rates.

90%

10% deposit, LMI applies

Your deposit covers 10% plus stamp duty. LMI applies but significantly increases your maximum purchase price. Useful when the 80% LVR scenario does not stretch far enough for the property you want.

95%

5% deposit, no LMI (scheme)

For first home buyers using the Home Guarantee Scheme. 5% deposit with no LMI, capped at $1,500,000 in NSW. The government guarantees the difference between your 5% deposit and 20%, removing LMI entirely.

First home buyer vs investor

Two scenarios, one calculation

Stamp duty is different for first home buyers and investors. In NSW, first home buyers pay no stamp duty on properties up to $800,000 and a reduced rate on properties between $800,000 and $1,000,000. Investors and subsequent buyers pay the full standard rate on every purchase. This difference can be worth $30,000 or more.

Our property deposit calculator runs both scenarios simultaneously. You see your maximum purchase price as a first home buyer (with concessions applied) and as an investor or subsequent buyer (with standard rates) side by side. This makes it easy to compare and plan, whether you are buying your first home, your next home, or an investment property.

First home buyer (NSW)

No stamp duty on properties up to $800,000. Reduced stamp duty on properties between $800,000 and $1,000,000. 95% LVR option with no LMI under the Home Guarantee Scheme (capped at $1,500,000). Results show three LVR tiers: 80%, 90%, and 95%.

Investor or subsequent buyer

Standard NSW stamp duty rates apply at all price points. No first home buyer concessions. Results show two LVR tiers: 80% and 90%. The 95% LVR with no LMI under the Home Guarantee Scheme is not available for investors.

Worked example

What $210,000 in savings can buy

Here is what our property deposit calculator shows when you enter $210,000 in total cash available. The calculator deducts $2,500 for legal costs, then calculates the maximum purchase price at each LVR tier with NSW stamp duty included:

First home buyer (owner-occupied)
80% LVR — maximum purchase price$910,000
80% LVR — deposit + stamp duty$182,000 + $21,741
90% LVR — maximum purchase price$1,450,000
90% LVR — deposit + stamp duty$145,000 + $61,762
95% LVR — maximum purchase price (scheme cap)$1,500,000
95% LVR — deposit + stamp duty$75,000 + $64,512
Investor or subsequent buyer
80% LVR — maximum purchase price$860,000
80% LVR — deposit + stamp duty$172,000 + $33,112
90% LVR — maximum purchase price$1,450,000
90% LVR — deposit + stamp duty$145,000 + $61,762

The difference between the first home buyer and investor result at 80% LVR is $50,000 in maximum purchase price. That is entirely due to stamp duty concessions. And the 95% LVR tier (available to first home buyers under the Home Guarantee Scheme) stretches the same $210,000 in savings to a $1,500,000 property with $67,988 left over.

Step by step

How to use the property deposit calculator

Add up your total cash available. Include savings, term deposits, shares you plan to sell, gifts from family (with a signed gift letter), and any other funds you can access for the purchase. Do not include superannuation unless you have applied for the First Home Super Saver Scheme.

Enter your total cash into the calculator above and press Calculate. The calculator deducts $2,500 for estimated legal and associated costs automatically.

Review your first home buyer results. If you are a first home buyer purchasing an owner-occupied property in NSW, use the top section. It shows your maximum purchase price at 80%, 90%, and 95% LVR with first home buyer stamp duty concessions applied.

Review your investor or subsequent buyer results. If you are buying an investment property or your next home, use the bottom section. It shows your maximum purchase price at 80% and 90% LVR with standard NSW stamp duty rates.

Speak to Buyvest. Our mortgage broker team can verify your borrowing power (the calculator shows what you can afford from a deposit perspective, but your income and expenses determine how much a lender will actually approve). We compare home loan rates across 35+ lenders at $0 cost.

Understanding stamp duty

How NSW stamp duty affects your maximum purchase price

Stamp duty (also called transfer duty) is a state government tax paid by the buyer when purchasing property. In NSW, it is calculated on a sliding scale based on the property price. The higher the price, the higher the stamp duty, both in dollar terms and as a percentage of the purchase price.

For first home buyers in NSW, significant concessions apply. Properties up to $800,000 attract no stamp duty at all. Properties between $800,000 and $1,000,000 attract a reduced rate that phases in gradually. Above $1,000,000, full standard rates apply. These concessions can save a first home buyer $30,000 or more compared to an investor buying the same property.

Our calculator builds these concessions into the maximum purchase price calculation automatically. You do not need to calculate stamp duty separately. The figure you see is the maximum property price your total cash can support, with stamp duty already accounted for.

Why stamp duty matters for your budget

On a $1,000,000 investment property in NSW, stamp duty is approximately $39,500. That is $39,500 of your savings consumed by tax before a single dollar goes toward your deposit. Our calculator accounts for this so you see the true maximum purchase price, not an inflated figure that ignores stamp duty.

Stamp duty varies by state

This calculator uses NSW rates and first home buyer concessions. If you are purchasing in another state, stamp duty rates and concessions will differ. Contact Buyvest for guidance on interstate purchases. Our mortgage broker team can calculate your position for any Australian state.

Deposit strategies

Ways to increase your maximum purchase price

01

Use a family guarantee

A family guarantee uses a parent's property equity as additional security. This can reduce your effective LVR to 80% or below (avoiding LMI) even with a very small cash deposit, significantly increasing the property price you can afford.

02

Access the Home Guarantee Scheme

The Home Guarantee Scheme allows eligible first home buyers to purchase with just a 5% deposit and no LMI. The government guarantees the difference. In NSW, properties up to $1,500,000 are eligible. No income caps apply.

03

Release equity from an existing property

If you already own a property, you can release equity to fund your next deposit. Use our home equity calculator to estimate how much equity you have available at 80%, 90%, and 95% LVR.

Other strategies include the First Home Super Saver Scheme (withdraw voluntary super contributions for your deposit), a First Home Owner Grant (for new builds in NSW), and a professional LMI waiver (doctors, lawyers, accountants can borrow up to 90-95% with no LMI). Our mortgage broker team identifies every option available to you.

What the calculator includes

Built-in costs and assumptions

Included automatically

$2,500 deducted for estimated legal and associated costs (conveyancing, searches, registration fees). NSW stamp duty calculated at current rates. First home buyer stamp duty concessions applied for the first home buyer scenario. Home Guarantee Scheme 95% LVR option capped at $1,500,000.

Not included (confirm with Buyvest)

LMI costs at 90% LVR (these vary by lender and loan size). Building and pest inspection costs. Moving costs. Home and contents insurance. Strata reports for apartments. Council and water rates adjustments at settlement. Your actual borrowing power based on income and expenses.

Common questions

Property deposit calculator FAQs

The minimum deposit depends on your LVR. At 80% LVR, you need 20% of the purchase price plus stamp duty and legal costs. At 90% LVR, you need 10% plus stamp duty, legal costs, and LMI. At 95% LVR under the Home Guarantee Scheme, you need just 5% plus stamp duty and legal costs (no LMI). Enter your total savings into the calculator above to see the maximum property price at each tier.
Enter your total cash available into the property deposit calculator above and press Calculate. It instantly shows the maximum purchase price at 80%, 90%, and 95% LVR with NSW stamp duty included. For example, $210,000 in savings can support a purchase up to $910,000 at 80% LVR for a first home buyer, or $1,500,000 at 95% LVR under the Home Guarantee Scheme.
Stamp duty is a state government tax paid when you purchase property. In NSW, it is calculated on a sliding scale. On a $1,000,000 property, stamp duty is approximately $39,500 for an investor. That amount comes directly from your savings, reducing the cash available for your deposit and therefore reducing the maximum property price you can afford. Our calculator factors stamp duty in so the figure you see is realistic.
First home buyers in NSW pay no stamp duty on properties up to $800,000. Properties between $800,000 and $1,000,000 attract a reduced rate that phases in gradually. Above $1,000,000, full standard rates apply. Our calculator applies these concessions automatically in the first home buyer section. Read our full NSW stamp duty guide.
The Home Guarantee Scheme allows eligible first home buyers to purchase with a 5% deposit and no LMI. The government guarantees the difference between your 5% deposit and 20%. In NSW, properties up to $1,500,000 are eligible. There are no longer income caps or place limits. Our calculator includes this option in the first home buyer results.
The $2,500 covers estimated legal and associated costs including conveyancing fees, property searches, and government registration fees. These costs apply to every property purchase regardless of price. By deducting them upfront, the calculator gives you a realistic maximum purchase price rather than an inflated figure that ignores these essential costs.
This calculator uses NSW stamp duty rates and first home buyer concessions. If you are purchasing in another state (VIC, QLD, SA, WA, TAS, ACT, NT), the stamp duty rates and concessions will be different. Contact Buyvest for a personalised calculation using your specific state rates. Our mortgage broker team assists buyers across Australia.
Your deposit determines the maximum property price from a cash perspective (what you can afford to put down). Your borrowing power determines how much a lender will approve based on your income, expenses, and existing debts. You need both to align. This calculator shows the deposit side. Our mortgage broker team assesses your borrowing power separately and ensures both numbers work together.
Yes. If a family member is giving you cash toward the purchase, include that amount in your total cash available. Lenders require a signed gift letter confirming the funds are a genuine gift and do not need to be repaid. Note that most lenders still require you to demonstrate some genuine savings of your own (typically 5% held for at least 3 months). Read about deposit options.
Yes. A mortgage broker compares home loan rates across 35+ lenders, identifies government schemes you qualify for, checks your eligibility for an LMI waiver, and manages the entire application process. The service costs $0 because the lender pays the broker commission. Our Buyvest team specialises in first home buyers and deposit optimisation.

Know what you can afford. Then act.

Speak with the Buyvest team to confirm your borrowing power, access government schemes, and compare rates across 35+ lenders. $0 cost.

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