Deakin University and Griffith University — Examination of building defects in residential multi-owned properties, 2019

• Termites cause more damage to Australian homes than fire, flood, and storms combined ^[1].
• A combined building and pest inspection costs $450 to $900 on a standard house ^[2][3].
• About 39% of lenders charge an application fee; most do not ^[4].

Each line item feels small on its own. Stacked together they form a meaningful chunk of your upfront cash, and every one is payable in real dollars your lender will not finance.

Your inspection is the cheapest insurance you will ever buy

A building inspection is the single most important pre-purchase cost you will pay. A qualified inspector checks the structural condition of the property — foundations, walls, roof, wet areas, drainage, and external areas — looking for cracking, movement, water damage, and anything that does not meet the Building Code of Australia.

A building-only inspection costs $300 to $600 for a standard house ^[2]. The price varies by property size, location, and urgency — larger homes cost more, and weekend or rush inspections attract a premium.

A pest inspection is a separate assessment focused on timber pests: termites, borers, and wood decay fungi. In Australia, termites cause more damage to homes than fire, flood, and storms combined ^[1]. A pest-only inspection costs $150 to $300 ^[2].

The smart move is to book a combined building and pest inspection. Most inspection firms offer them as a package for $450 to $900, saving $100 to $200 compared to booking separately ^[2][3]. On a $700,000 property, this inspection costs less than 0.1% of the purchase price. It is not the place to cut corners.

For apartments, townhouses, and any strata property, you also need a strata report (sometimes called a body corporate search). This report reveals the financial health of the owners corporation, upcoming special levies, any building disputes, and the condition of common property. Expect to pay $200 to $350 for a strata report ^[5].

Your lender charges you just for saying yes

Your lender charges fees to set up your home loan. The main upfront fee is the loan application fee, also called an establishment fee or loan processing fee.

Application fees typically range from $0 to $600 ^[4]. About 39% of lenders charge this fee, which means most do not ^[4]. If your lender charges one, ask them to waive it. Many will, especially if you are borrowing through a mortgage broker or the lender is running a promotional offer.

Your lender will also need a property valuation to confirm the property is worth what you are paying. Some lenders cover this cost. Others pass it on to you. A lender-ordered valuation costs $0 to $600, depending on the property type and location ^[6]. Rural and regional properties tend to cost more because the valuer needs to travel further.

A settlement fee of $100 to $500 may also apply for the lender to arrange the final loan settlement ^[4]. Not all lenders charge this separately, so check your loan contract.

Government fees you cannot avoid or negotiate

When you buy a property, your state or territory land titles office charges a fee to register the transfer of ownership into your name. If you have a home loan, there is a second fee to register the mortgage (the lender's security interest) against the title registration.

These fees vary by state. As a guide for 2025-26 ^[7]:

In some states, the transfer registration fee is calculated on the property value rather than being a flat fee. Your conveyancer will calculate the exact amount.

On top of these government fees, you pay a PEXA fee. PEXA is the electronic settlement platform used for almost all property transactions in Australia. A single-title transfer costs about $140.58 including GST, with an additional $68.64 if you are registering a mortgage ^[8]. Your conveyancer includes this as a disbursement on their invoice.

The costs that only appear on settlement day

On settlement day, your conveyancer calculates settlement adjustments for council rates, water rates, and (for strata properties) body corporate levies. These are costs the seller has already paid for a period that extends beyond settlement. You reimburse the seller for your share.

For example, if the seller paid $2,400 in council rates for the full year and you settle halfway through the rating period, you owe the seller $1,200. Water rates work similarly, with a meter reading taken close to settlement to divide usage fairly ^[9].

These adjustments typically add $500 to $3,000 to your settlement costs, depending on when in the rating period you settle and how much the rates are ^[9]. They are easy to forget when budgeting because they are not a fixed fee you can look up in advance.

Getting the keys is not the end of spending

Once you have the keys, you need to get your belongings there. Professional removalists charge $110 to $180 per hour for a local move with two movers and a truck ^[10]. A typical 3-bedroom house move within the same city costs $1,500 to $2,500. Interstate moves run $2,000 to $6,000 depending on distance and volume ^[10].

If you are moving from a rental, factor in your bond refund timing. Most states require your bond to be returned within 10 to 14 days of a successful final inspection, but that does not help you on moving day. You need the cash upfront.

Add $200 to $500 for packing materials if you do not already have them, or $150 to $400 for professional packing services ^[10].

The full picture on a $650,000 purchase

Here is what these sundry costs look like on a $650,000 property purchase:

These are on top of stamp duty and legal fees covered in the earlier steps. Every dollar here is real and payable in cash. Your lender will not include most of these in your loan.

Deakin University and Griffith University — Examination of building defects in residential multi-owned properties, 2019

• Termites cause more damage to Australian homes than fire, flood, and storms combined ^[1].
• A combined building and pest inspection costs $450 to $900 on a standard house ^[2][3].
• About 39% of lenders charge an application fee; most do not ^[4].

Each line item feels small on its own. Stacked together they form a meaningful chunk of your upfront cash, and every one is payable in real dollars your lender will not finance.

Your inspection is the cheapest insurance you will ever buy

A building inspection is the single most important pre-purchase cost you will pay. A qualified inspector checks the structural condition of the property — foundations, walls, roof, wet areas, drainage, and external areas — looking for cracking, movement, water damage, and anything that does not meet the Building Code of Australia.

A building-only inspection costs $300 to $600 for a standard house ^[2]. The price varies by property size, location, and urgency — larger homes cost more, and weekend or rush inspections attract a premium.

A pest inspection is a separate assessment focused on timber pests: termites, borers, and wood decay fungi. In Australia, termites cause more damage to homes than fire, flood, and storms combined ^[1]. A pest-only inspection costs $150 to $300 ^[2].

The smart move is to book a combined building and pest inspection. Most inspection firms offer them as a package for $450 to $900, saving $100 to $200 compared to booking separately ^[2][3]. On a $700,000 property, this inspection costs less than 0.1% of the purchase price. It is not the place to cut corners.

For apartments, townhouses, and any strata property, you also need a strata report (sometimes called a body corporate search). This report reveals the financial health of the owners corporation, upcoming special levies, any building disputes, and the condition of common property. Expect to pay $200 to $350 for a strata report ^[5].

Your lender charges you just for saying yes

Your lender charges fees to set up your home loan. The main upfront fee is the loan application fee, also called an establishment fee or loan processing fee.

Application fees typically range from $0 to $600 ^[4]. About 39% of lenders charge this fee, which means most do not ^[4]. If your lender charges one, ask them to waive it. Many will, especially if you are borrowing through a mortgage broker or the lender is running a promotional offer.

Your lender will also need a property valuation to confirm the property is worth what you are paying. Some lenders cover this cost. Others pass it on to you. A lender-ordered valuation costs $0 to $600, depending on the property type and location ^[6]. Rural and regional properties tend to cost more because the valuer needs to travel further.

A settlement fee of $100 to $500 may also apply for the lender to arrange the final loan settlement ^[4]. Not all lenders charge this separately, so check your loan contract.

Government fees you cannot avoid or negotiate

When you buy a property, your state or territory land titles office charges a fee to register the transfer of ownership into your name. If you have a home loan, there is a second fee to register the mortgage (the lender's security interest) against the title registration.

These fees vary by state. As a guide for 2025-26 ^[7]:

In some states, the transfer registration fee is calculated on the property value rather than being a flat fee. Your conveyancer will calculate the exact amount.

On top of these government fees, you pay a PEXA fee. PEXA is the electronic settlement platform used for almost all property transactions in Australia. A single-title transfer costs about $140.58 including GST, with an additional $68.64 if you are registering a mortgage ^[8]. Your conveyancer includes this as a disbursement on their invoice.

The costs that only appear on settlement day

On settlement day, your conveyancer calculates settlement adjustments for council rates, water rates, and (for strata properties) body corporate levies. These are costs the seller has already paid for a period that extends beyond settlement. You reimburse the seller for your share.

For example, if the seller paid $2,400 in council rates for the full year and you settle halfway through the rating period, you owe the seller $1,200. Water rates work similarly, with a meter reading taken close to settlement to divide usage fairly ^[9].

These adjustments typically add $500 to $3,000 to your settlement costs, depending on when in the rating period you settle and how much the rates are ^[9]. They are easy to forget when budgeting because they are not a fixed fee you can look up in advance.

Getting the keys is not the end of spending

Once you have the keys, you need to get your belongings there. Professional removalists charge $110 to $180 per hour for a local move with two movers and a truck ^[10]. A typical 3-bedroom house move within the same city costs $1,500 to $2,500. Interstate moves run $2,000 to $6,000 depending on distance and volume ^[10].

If you are moving from a rental, factor in your bond refund timing. Most states require your bond to be returned within 10 to 14 days of a successful final inspection, but that does not help you on moving day. You need the cash upfront.

Add $200 to $500 for packing materials if you do not already have them, or $150 to $400 for professional packing services ^[10].

The full picture on a $650,000 purchase

Here is what these sundry costs look like on a $650,000 property purchase:

These are on top of stamp duty and legal fees covered in the earlier steps. Every dollar here is real and payable in cash. Your lender will not include most of these in your loan.