Property settlement calculator: every cost on settlement day
On settlement day you pay the balance of the price, stamp duty, registration fees, your share of rates and levies, and your conveyancer and lender fees. Stamp duty is the largest after the price itself. For an investor buying at the median value, it runs from about $28,985 in Canberra to $49,213 in Sydney.
A contract has two big dates. On exchange you pay the deposit. On settlement, usually some weeks later, you pay everything else and the property becomes yours.
The deposit is the number buyers plan around. The settlement statement is the one that catches them out.
What appears on a settlement statement
- The balance of the purchase price, which is the price less your deposit
- Stamp duty, also called transfer duty
- Fees to register the transfer of title and the mortgage
- Adjustments for council rates, water and strata levies
- Your conveyancer or solicitor's fee
- Lender fees, and lenders mortgage insurance if it is not added to the loan
Duty figures: Presm Stamp Duty Calculator, September 2026
The big one: stamp duty
Duty is set by each state and rises with the price. Here is what an investor pays on an established home at the median dwelling value in each capital.
| Duty | |
|---|---|
| Sydney | $49,213 |
| Adelaide | $45,382 |
| Brisbane | $42,637 |
| Perth | $42,616 |
| Melbourne | $42,273 |
| Darwin | $32,039 |
| Hobart | $29,043 |
| Canberra | $28,985 |
Source: Presm Stamp Duty Calculator on Cotality median values at 31 August 2026. Established home, no concessions.
| Capital | Median dwelling value | Duty for an investor |
|---|---|---|
| Sydney | $1,222,718 | $49,213 |
| Melbourne | $786,718 | $42,273 |
| Brisbane | $1,080,142 | $42,637 |
| Adelaide | $937,207 | $45,382 |
| Perth | $999,987 | $42,616 |
| Hobart | $752,397 | $29,043 |
| Darwin | $647,259 | $32,039 |
| Canberra | $864,998 | $28,985 |
Look at Melbourne. Its median is $436,000 below Sydney's, yet the duty is only about $7,000 less. Victoria charges more per dollar than any other state.
Owner occupiers and first home buyers often pay less, sometimes nothing. Those rules changed in a few states this year and differ by state.
The balance of the price
If you paid a 10% deposit at exchange, the other 90% is due at settlement. Your lender pays most of it straight to the seller. Anything the loan does not cover comes from you.
This is where a low valuation hurts. If the bank values the home below your contract price, it lends against its number, not yours, and the gap is yours to fill in cash. With values down 3.6% nationally since March, that is a live risk for anyone who signed months ago.
Registration fees
Each state charges a fee to record you as the new owner, and another to record the bank's mortgage. They are small beside the duty, but they are due on the day.
Adjustments
The seller has usually paid council rates, water and strata levies in advance. You pay them back for the days after settlement. If they are behind, they pay you. Your conveyancer works this out to the day.
On a strata property, ask for the levy notice early. A special levy that has been raised but not yet paid can land on the buyer, depending on the contract.
Fees
Your conveyancer or solicitor charges for the legal work and the searches. Your lender may charge a settlement or application fee. Both vary too much between firms to put one figure on, so get them in writing at the start.
Lenders mortgage insurance
If your deposit is under 20%, the lender's insurance premium is due at settlement. On a $750,000 purchase in New South Wales with a 10% deposit, our calculator estimates about $15,977. Most lenders will add it to the loan instead.
A worked settlement
A $750,000 established home in New South Wales, bought as an investment, with a 10% deposit already paid.
| Due at settlement | Amount | Who pays |
|---|---|---|
| Balance of the price | $675,000 | Your lender, from the loan |
| Stamp duty | $27,937 | You, in cash |
| Lenders mortgage insurance | about $15,977 | You, or added to the loan |
| Registration, adjustments and fees | varies | You, in cash |
So beyond the deposit, this buyer needs at least $27,937 in cleared funds on the day, and about $43,900 if the insurance is not added to the loan.
What we would do
Ask your conveyancer for a draft statement a week ahead. See the numbers before the day, not on it.
Keep a cushion. Adjustments are only final in the last few days. Have a few thousand more than the estimate ready.
Move the money early. A daily transfer limit at your bank can hold up a settlement, and settling late can cost you penalty interest.
For the costs before settlement, see the five numbers to run before you buy.
Open the Stamp Duty Calculator
Frequently asked questions
What costs do I pay at settlement?
The balance of the purchase price, stamp duty, the fees to register the transfer and the mortgage, your share of council rates, water and strata levies, your conveyancer's fee, and any lender fees or mortgage insurance not added to the loan.
How much is stamp duty at settlement?
It depends on the state and the price. For an investor buying an established home at the median value in each capital, duty ranges from about $28,985 in Canberra to $49,213 in Sydney.
Can I add stamp duty to my home loan?
Not as a separate item. Duty is paid in cash at or before settlement, so plan for it to come from your own funds.
What are adjustments at settlement?
A fair split of bills the seller has paid in advance or owes, such as council rates, water and strata levies. You pay for the days you will own the property and the seller pays for theirs.
Sources
- Cotality Home Value Index, median values at 31 August 2026
- Duty and insurance figures are from the Presm Stamp Duty Calculator and LMI Calculator, September 2026
Settlement rules and timing differ by state. This is general information, not legal advice. Your conveyancer or solicitor will give you the exact figures for your purchase.