FREE PLANNING TOOLS
Purchasing power calculator
See how your deposit, borrowing limit and buying costs fit into a property budget.
Purchasing power
Change the example figures to explore your own scenario. Results update as you type.
View the result breakdown
Calculations stay in this page. Your figures are shared only if you choose to include them with an enquiry.
Assumptions, rates and methodology
An indicative scenario, not approval, a quote or personal financial advice. Rates remain constant. Confirm your circumstances, eligibility and current costs with an appropriately authorised professional.
Rates effective 2026-07-01 to 2027-06-30 · Last reviewed 2026-09-21.
Read the full methodologyGeneral information only, not financial advice. Results are estimates based on the assumptions you select.
Turn a borrowing figure into a property budget
The price on a listing is only one part of the cash you need.
Begin with money available at settlement
Enter the savings genuinely available for your purchase and any confirmed non-repayable gift. Keep borrowed funds separate: they create a repayment commitment and should be included in the borrowing assessment. A grant should only be entered if you have checked eligibility and know it will be available at settlement. The calculator does not approve grants or assume you qualify for a government guarantee. If a payment arrives later, leave it out of settlement funds and discuss the timing with your conveyancer.
Protect a cash reserve
The reserve field keeps money outside the purchase calculation. It can help allow for moving, initial repairs, insurance, unexpected expenses or a period of lower income. There is no universal reserve that suits every household. Consider your job stability, dependants and the property’s condition. An investment property can bring vacancy, maintenance and management costs before rent settles into a predictable pattern. Reducing the reserve may increase the displayed price, but it does not make those costs disappear.
Understand the loan-to-value ratio
Loan-to-value ratio compares the loan with the property value used in the scenario. This tool applies your selected limit to total borrowing, including lenders mortgage insurance added to the loan. A lender’s valuation can differ from the agreed price, so an apparently comfortable ratio can change during an application. The model also keeps total borrowing within the borrowing limit entered. Either cash after costs, the borrowing limit or the LVR limit may be the factor that determines the final price.
Allow for duty and professional costs
The selected state or territory determines the duty table. Concessions require eligibility confirmation; simply being a first-home buyer is not enough. Registration, conveyancing, inspection and other allowances should be replaced with current quotes. These costs can vary by property and transaction. The solver recalculates duty at different candidate prices instead of deducting one fixed duty figure from every scenario. This is particularly useful near a rate threshold or concession boundary, where a small price change can alter the funds position.
Use a realistic LMI amount
Lenders mortgage insurance protects the lender and may apply at higher LVRs. Its premium can depend on the lender, insurer, loan size, purpose and borrower circumstances. This calculator uses the amount you enter rather than presenting an invented insurer tariff. Ask for a quote including applicable taxes and confirm whether the lender permits it to be capitalised. If paid upfront, it reduces the deposit funds. If financed, it increases total borrowing and consumes some of the LVR and borrowing limits.
What to do with your estimate
Use the result as a planning boundary, then compare properties below it. Revisit the assumptions when a property, lender or settlement quote becomes available. The borrowing limit itself should be reviewed if your income, debts or household expenses change. A pre-approval can still have conditions, and it does not replace due diligence on the property. Nest Invest AU can help you organise the questions for your next conversation. The calculator remains available without submitting an enquiry or sharing your financial scenario.
Further reading
Your questions, answered
Does this calculate borrowing capacity too?
Enter a borrowing estimate from the borrowing capacity tool or a current lender assessment. The purchasing tool then checks the deposit and purchase costs against that limit.
Are grants automatic?
No. Enter only a confirmed grant that will be available at settlement. The tool does not establish scheme eligibility.
Why can the budget change sharply near a threshold?
Duty concessions and rate changes can create boundaries. The solver checks separate intervals rather than assuming one continuous rate.
Is zero LMI a waiver?
No. A zero entry only means no premium has been entered. Confirm the actual requirement with the lender.