Property Upfront Cost Report
Tell us the state, price and your situation. We calculate your exact stamp duty (using the same engine as our free calculator, with first-home and concession rules built in) and our AI writes a plain-English report of every upfront cost — duty, LMI if your deposit is under 20%, conveyancing, inspections and fees — so there are no surprises at settlement. General information, not financial or legal advice.
Stamp duty, lenders mortgage insurance, conveyancing, inspections and a run of smaller fees sit between the contract price and the cash that has to be in your account on settlement day. That gap tends to get worked out late, after an offer has already been accepted. The Property Upfront Cost Report is A$29 one-off and puts written numbers to it inside about five minutes: your exact state stamp duty, calculated rather than guessed, with a plain-English account of every other upfront cost around it and a checklist at the end so nothing arrives unannounced.
Why the same price attracts different duty
The report works from your state, the purchase price, your buyer type and the property type, and of those it is buyer type that swings the result hardest. Concession and exemption rules differ from state to state, treat first-home buyers differently again, and switch on and off at price thresholds that bear no relation to what a place is worth to you. The duty figure itself comes out of a rules engine, the same one behind our free stamp duty calculator, with first-home and concession rules built in. It is arithmetic against your state schedule rather than an opinion about it.
You also get told which concession was applied and why, or why none was. If the price you are weighing sits anywhere near a threshold, that reasoning is the part to read twice, because which side of a cut-off you land on can matter more than the price difference that put you there.
Estimates meant to stop surprises, not to be banked on
Lenders mortgage insurance, conveyancing, inspections and the fees attached to a purchase are written estimates, sized to the purchase you have described and explained rather than merely listed. LMI appears because it applies where a deposit sits under 20% of the price. None of these lines pretends to be a quote. A conveyancer's actual fee and a lender's actual premium will move them, and they should. The point is knowing the shape of the bill before anyone sends you one.
It follows that this is general information rather than financial or legal advice. It does not assess borrowing capacity, review a loan or look at a particular listing, and it touches nothing beyond what you type in: no bank, no lender, no property database. Duty payable is finally determined by your state revenue office, and your conveyancer confirms it against the contract before settlement.
From your order page to your conveyancer
Delivery is immediate and on-page. The finished report appears on your order page with a Markdown file to download and keep, so there is no email to wait on and no appointment to book. Two free AI revisions come with it: send it back with a corrected detail, or ask for a cost line to be opened up further, and it is rewritten at no extra cost.
The value sits in the conversation afterwards. Turning up at a broker or a conveyancer with the duty figure already calculated and the other costs already itemised changes what that meeting is for. You spend it checking figures instead of being introduced to them.
What you get
- Your exact state stamp duty (calculated)
- Concessions applied + why
- LMI, conveyancing, inspection & fee estimates
- A no-surprises upfront-cost checklist
- 2 free AI revisions included
Turnaround: ~5 minutes. Delivery: On-page report + Markdown download.
Frequently asked questions
I am looking in two states and have not decided — can one report cover both?
Not really, and the revisions are not the workaround. A change of state changes the duty calculation itself, so it is cleaner to run a second report than to revise the first. The two included revisions are for corrections to a detail you got wrong, or for asking a particular cost line to be explained in more depth.
Is the duty number as solid as it sounds?
The duty line is calculated, using your state's schedule and the first-home and concession rules that fit your buyer type. It is the figure you can plan around. The other lines — lenders mortgage insurance, conveyancing, inspections, fees — are written estimates. Your state revenue office and your conveyancer remain the final word on duty actually payable at settlement.
What does it need to know about my finances?
Nothing about your income, savings or credit. It works from your state, purchase price, buyer type and property type. Lenders mortgage insurance is covered because it applies when a deposit sits under 20% of the price, but there is no credit check, no bank connection and no contact with a lender on your behalf.
When does it turn up, and in what form?
About five minutes from the intake form being completed. The report is generated and shown on your order page, with a Markdown file you can download and keep. Nothing lands in your inbox and there is no consultation to schedule.
Is this a substitute for a conveyancer?
No, and it is not written to be. It gives you general information about what buying costs upfront in your state so the professional conversations start further along. Contract review, searches and the legal side of settlement sit with a qualified professional, and any figure you are going to act on financially should be confirmed by one.