What the Calculator Includes
Enter the property purchase price, your buyer type (first home buyer or subsequent purchaser), and the property location (metro or regional WA). The calculator estimates:
- Transfer duty (stamp duty)
- Lender’s Mortgage Insurance (LMI), if applicable
- Loan establishment and valuation fees
- Conveyancing and legal fees
- Building and pest inspection costs
- Mortgage registration fee
- Council rate and water rate adjustments at settlement
- Moving costs (optional)
The total gives you the complete cash requirement at settlement, separate from your deposit.
The Biggest Upfront Cost: Transfer Duty in Western Australia
Transfer duty – still commonly called stamp duty – is the single largest upfront cost beyond the deposit for most Perth buyers. It is administered by RevenueWA under the Duties Act 2008 (WA) and is assessed on whichever is higher: the purchase price or the property’s market value.
WA uses a progressive rate system. Following the WA Government’s May 2026 budget announcement, the current thresholds for first home buyers are:
| Buyer Type | Full Exemption Up To | Concession Band | No Relief Above |
| First home buyer – Metro/Peel | $600,000 | $600,001 – $800,000 | $800,000 |
| First home buyer – Regional WA | $600,000 | $600,001 – $800,000 | $800,000 |
| All other buyers | Standard rates apply | No concession | – |
For standard purchasers (non-first home buyers), transfer duty on a $700,000 property in Perth is approximately $27,265. On a $900,000 property it rises to approximately $38,815. These are material amounts that need to be funded at settlement – they cannot be added to your home loan in most standard lending arrangements.
Lenders Mortgage Insurance: When It Applies and What It Costs
Lenders Mortgage Insurance (LMI) is required when the deposit is less than 20% of the purchase price – that is, when the loan-to-value ratio (LVR) exceeds 80%. LMI protects the lender, not the borrower, but the cost is borne by the borrower. It can be added to the loan balance, but that adds to the principal on which interest accrues.
LMI premiums vary by lender and insurer, but as a rough guide on a $600,000 purchase with a 10% deposit ($540,000 loan):
- LVR of 90%: LMI premium of approximately $11,000 – $14,000
- LVR of 95%: LMI premium of approximately $17,000 – $21,000
For eligible first home buyers, the First Home Guarantee allows purchases with a 5% deposit without LMI, subject to income and property price caps. The WA First Home Owner Grant of $10,000 for new homes (valued up to $800,000 following the May 2026 changes) can contribute toward upfront costs. Discuss your eligibility with a broker before applying.
Other Upfront Costs Perth Buyers Commonly Underestimate
Beyond duty and LMI, a Perth purchase typically involves:
- Conveyancing / settlement agent fees: $1,500 – $2,500 for a standard residential purchase
- Building and pest inspection: $400 – $700; strongly recommended for established homes, particularly older properties in suburbs like Midland, Belmont, or Bassendean where pre-1980s construction is common
- Loan establishment fee: $0 – $600; many lenders waive this for competitive borrowers
- Valuation fee: $0 – $300; frequently waived by lenders as part of a purchase package
- Mortgage registration fee: approximately $180 – $220 (state government charge, varies by land value)
- Home and contents insurance: first year’s premium due at or before settlement
How Much Cash Do Perth Buyers Actually Need?
As a working guide, budget for the following beyond your deposit:
| Purchase Price | Est. Transfer Duty (Standard Buyer) | Other Upfront Costs | Total Upfront Beyond Deposit |
| $500,000 | $17,765 | $3,500 – $5,000 | ~$21,000 – $23,000 |
| $650,000 | $24,065 | $4,000 – $5,500 | ~$28,000 – $30,000 |
| $750,000 | $30,115 | $4,000 – $5,500 | ~$34,000 – $36,000 |
| $900,000 | $38,815 | $4,500 – $6,000 | ~$43,000 – $45,000 |
*Figures are estimates only. Duty calculated at standard WA rates.
**Actual costs depend on buyer type, loan structure, and individual service provider quotes.
Planning Your Deposit and Upfront Cost Position
Many Perth buyers save to a 20% deposit target and then discover that upfront costs consume part of the cash they intended to use as a deposit, pushing the LVR above 80% and triggering LMI. Running the Property Buying Cost Calculator before finalising a purchase target ensures the full picture is visible.
For buyers working toward a specific property price, the Savings Goal Calculator can model how long it takes to accumulate the combined deposit and upfront cost target. The Stamp Duty Calculator provides a more detailed breakdown of duty specifically.
For first home buyers in Perth eligible for duty concessions, these savings can significantly reduce the cash required at settlement and potentially bring forward the purchase timeline.
Frequently Asked Questions
1. Can stamp duty be added to my home loan?
In most cases, no. Stamp duty must be paid in cash at settlement and cannot be added to a standard home loan. Some lenders will capitalise it into the loan in specific circumstances, but this increases the LVR and may trigger LMI. Confirm with your broker.
2. Is building inspection compulsory in WA?
No, but it is strongly recommended. A professional inspection by a licensed building inspector can identify structural defects, asbestos, dampness, or pest activity that would otherwise become the buyer’s problem post-settlement. The cost is typically $400 – $700.
3. When do I pay stamp duty in WA?
Transfer duty is typically due within two months of the transaction date, or within one month of receiving the assessment notice from RevenueWA. Your settlement agent manages the payment as part of the settlement process.
4. Does the First Home Owner Grant reduce my upfront costs?
The $10,000 FHOG for new homes provides a direct cash contribution that can be applied toward upfront costs at settlement. It is paid by the WA Office of State Revenue following construction completion or unconditional purchase.
5. Do I need to pay duty on vacant land as well as the house I build on it?
Yes. Transfer duty applies to the land purchase, calculated on the land price. A separate duty assessment applies if the land and construction are purchased as a combined package through a house-and-land deal. Your settlement agent can advise on the specific assessment for your transaction structure.
Know Your Full Cost Before You Make an Offer
Getting the full upfront cost picture right from the start prevents the common and costly mistake of discovering an unexpected $20,000–$30,000 shortfall between signing a contract and settlement day. Central Lending Solutions helps Perth buyers prepare a complete financial plan – deposit, upfront costs, loan structure, and approval strategy – before they reach the offer stage. Call (08) 9201 8570 or explore our first home buyer and low deposit home loan services.