Free tool
Funding Worksheet
Set out a purchase or a refinance the way a broker does: the funds it needs, the funds you have to meet them, the loan that closes the gap — and whether that loan is over 80% of the value.
Your worksheet
Your funds
Other costs
The loan
Loan you need
$610,802
To close the gap between A and B
Loan to value
81.44%
Over 80% — lenders mortgage insurance is likely
Funds required (A)
$780,802
Price, duty, fees and costs
Funds available (B)
$780,802
Your funds, any grant, and the loan
Above 80%, expect lenders mortgage insurance
The loan is 81.44% of the price. Above 80%, most lenders charge LMI, a one-off premium that depends on the lender’s insurer, the loan size and your circumstances — so we don’t estimate it. Enter a quote above to include it, or ask us: comparing lenders’ LMI is part of arranging the loan.
To stay at 80%, the loan would be $600,000 — $10,802 less from the lender and more from your own funds.
The worksheet
Stamp duty, registration fees and any grant are worked out for the state and buyer you chose.
Funds required (A)
| Purchase price | $750,000.00 |
|---|---|
| Stamp duty | $27,937.00 |
| Transfer registration fee | $182.73 |
| Mortgage registration fee | $182.73 |
| Conveyancing and other costs | $2,500.00 |
| Total required (A) | $780,802.46 |
Funds available (B)
| Savings | $170,000.00 |
|---|---|
| Loan | $610,802.46 |
| Total available (B) | $780,802.46 |
General information only — an estimate, not an offer of credit or an assessment of what you can borrow. Stamp duty, registration fees, grants and surcharges are the current state figures (fees and grants checked 30 September 2026); concessions and grants have conditions this does not test. It does not estimate lenders mortgage insurance or whether a lender would approve the loan — that depends on your income, expenses and the lender. Our Credit Guide sets out who we are and how we are licensed.
How a funding worksheet works
Every home loan starts with the same sum. On one side, the funds required (A): the price, stamp duty, the fees to register the transfer and the mortgage, and the costs of buying. On the other, the funds available (B): your savings, anything already paid, gifts, equity in property you own, any home owner grant — and the loan. If B is less than A, there is a shortfall to find before settlement.
The worksheet above works it out for either side of the question: leave the loan on What I need to see the loan that closes the gap, or set an amount — one a lender has offered — to see whether it is enough.
Why a 20% deposit is not enough
Take a $750,000 home in NSW, bought to live in. Stamp duty is $27,937, the transfer and mortgage registration fees are $182.73 each, and conveyancing and inspections might be $2,500 — so the purchase needs $780,802, not $750,000.
With a 20% deposit of $150,000 the loan is $630,802, or 84.11% of the price, and lenders mortgage insurance applies. With $170,000 saved it is $610,802 — still 81.44%. Staying at 80% takes $180,802 of your own: the deposit and the costs. The stamp duty calculator shows the duty, fees and any grant for your state.
What goes into each side
- Funds required. The price or the loan being paid out, stamp duty and any foreign buyer surcharge, the registration fees (worked out for your state), conveyancing and inspections, lender fees and lenders mortgage insurance if you have a quote. On a refinance: the current balance, exit or break costs, the discharge fee, any debts you are paying off and any cash out.
- Funds available. Savings, a deposit already paid, gifts, sale proceeds, equity from another property, other funds, a First Home Owner Grant where it applies — and the loan.
Refinancing and cash out
On a refinance, the new loan pays out the old one and the costs of switching. With a $1.1 million home, $365,000 owing and a $350 exit fee, the funds required are $365,715.46 once the NSW discharge and registration fees are added. A new loan of $606,000 — 55.09% of the value — leaves $240,284.54 over, the cash out. At 80% of the value, the loan could be $880,000.
What a broker adds
A worksheet tells you the loan you need, not the loan a lender will give you. Each lender works out a maximum from your income, expenses and debts, prices its own lenders mortgage insurance, and offers different rates for the same loan — the part of a broker’s worksheet that compares lenders side by side. The borrowing power calculator estimates the first; for the rest, book a free call with our team.
Frequently asked questions
What is a funding worksheet?
The sheet a mortgage broker uses to set out a loan: the funds the purchase or refinance needs (A) — price, stamp duty, fees and costs — against the funds available to meet them (B) — your savings, any grant, and the loan. The difference is the surplus, or the shortfall you still have to find.
How much do I need to buy a $750,000 home?
More than the deposit. In NSW, stamp duty is $27,937 and the registration fees $365.46, so with $2,500 of conveyancing and other costs the purchase needs $780,802. To borrow no more than 80% of the price you need $180,802 of your own — a 20% deposit plus the costs.
What is LVR?
Loan to value ratio: the loan as a share of the property's value. A $600,000 loan on a $750,000 home is 80%. Lenders price and approve loans by it, and above 80% most charge lenders mortgage insurance.
When do I pay lenders mortgage insurance?
Usually when the loan is more than 80% of the value. It protects the lender, not you, and it is a one-off premium that depends on the lender's insurer, the loan size and your circumstances — which is why this worksheet takes a quote rather than guessing. Most lenders let you add it to the loan.
Can I take cash out when I refinance?
Usually, up to the lender's limit and what you can afford to repay. On a $1.1 million home with $365,000 owing, a new loan at 80% of the value — $880,000 — would leave about $514,285 after the old loan and the fees are paid out. The lender will ask what the cash is for.
Want us to run these numbers properly?
A calculator works with the handful of figures it asks for. A strategy session works with your income, your debts, your tax position and what you are actually trying to build. The first one is free.
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