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Rent-to-Sell Acquisition Cost Calculator

Thinking of buying a rental property? This calculator adds up the capital you need at the start — deposit, stamp duty at investment rates and purchase costs — for a new build or an established home in Queensland or New South Wales.

Acquisition costs

Total capital required
$185,725
Rent-to-Sell aims for a property that is cashflow positive from day one — even on a 20% deposit.
Where it goes
  • Deposit (20%)$156,000
  • Stamp duty (QLD, investment)$28,125
  • LMI (80% LVR or below)$0
  • Building & pest$650
  • Loan & government fees$950
  • PublicSquare feesNone
Assumptions

Figures follow PublicSquare's investor worksheet. Stamp duty is charged at investment rates for the selected state — no owner-occupier concession applies. On an established home it is assessed on the full purchase price; on a new build (house and land, or off the plan) it is assessed on the land value only, because the building contract is not dutiable. Progress payments during construction, and the interest on them, are not modelled. Lenders Mortgage Insurance is an indicative premium by LVR band and is nil at 80% LVR or below; actual LMI varies by insurer. Building and pest inspection $650; loan establishment, mortgage registration and transfer fees $950 combined (lender and government fees, indicative). PublicSquare charges owners nothing: it works for the homebuyer, as their buyer's agent. Your deposit percentage is your choice with your lender. Rental income, holding costs and repayments aren't part of this calculator — see Weekly cashflow for what the property pays you while the lease runs.

General information only — not financial, legal, or tax advice. All figures are estimates inclusive of GST, and actual results may vary. Results are based on the stated assumptions and your inputs; obtain independent professional advice before making any decision. More information is available on the How It Works page and in the pricing section.

Dean Arnold

Written by

Dean Arnold

Founder & CEO

Jarrod Wills

Reviewed by

Jarrod Wills

Buyer's Agent

Published 25 September 2026Updated 21 October 2026 2 min read

The capital you need to buy a rental property

Most of it is the deposit — 20% of the price for most investors. Stamp duty at investment rates and the purchase costs make up the rest. Set the price, state and deposit to see your total. Rent-to-Sell works with a rental you already own.

The total is the cash to have ready. The deposit is the largest part and the only one that comes back to you as equity; stamp duty and purchase costs are sunk. Compare the 20% and 30% settings to see how much lenders mortgage insurance a larger deposit avoids. For how this compares with NDIS, rooming, co-living and dual occupancy, see 6 high-cashflow property strategies compared.

What the acquisition cost calculator assumes

  • Stamp duty is calculated at each state's general (investment) rates, with no owner-occupier or first-home concession.
  • Building and pest inspection and conveyancing are included at indicative flat fees; you can edit them.
  • Lenders mortgage insurance applies below a 20% deposit at indicative rates; real premiums vary by lender.

Frequently asked questions

Investors pay transfer duty at each state's general rates, with no owner-occupier or first-home concession. The calculator applies Queensland or New South Wales rates to the price you set.

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Written by

Dean Arnold
Dean Arnold

Founder & CEO

Licensed real estate agent

I started PublicSquare in 2021 to give homebuyers a real path to ownership without a deposit, and landlords a stronger-cashflow alternative to a standard rental. I hold real estate licences in Queensland and New South Wales and personally review every property that enters the program.

Reviewed by

Jarrod Wills
Jarrod Wills

Buyer's Agent

Licensed agent · Former mortgage broker

Over 10 years’ experience as a mortgage broker and real estate agent, now a licensed buyer’s agent with PublicSquare since 2021. He has worked on 100+ property transactions and knows the Queensland and New South Wales markets and the Rent-to-Own model well.

How this calculator was made

Written by Dean Arnold (Founder & CEO) and reviewed for accuracy by Jarrod Wills (Buyer's Agent) before publishing. Program terms are quoted from PublicSquare's own Contract and Appointment documents. We check it again whenever the numbers change; it was last updated 21 October 2026.

For more information, visit our Editorial Guidelines.

Read more about Rent-to-Sell.

This calculator is general information only and does not take your personal circumstances into account. PublicSquare is a licensed real estate agency, not a financial adviser or credit provider. Consider seeking independent advice before making a decision.

Reviews

Chris B.
South Australia
Google

PublicSquare were fantastic throughout the entire process.

Fiona V.
Sydney, NSW
Channel 7

50% extra is pretty big. And I really like how I, as an investor, can help other Australians get into homes.

Eric L.
Melbourne, VIC
Website

As a chartered accountant, I have conducted in-depth research, including "what-if" analyses of potential risks. Rent-to-Sell is a great solution that bridges the needs of both investors and homebuyers. For investors, it’s almost a no-brainer. This model provides additional cash flow during ownership while also protecting against unfavourable market conditions with a minimum price guarantee.

Jude H.
Brisbane, QLD
Channel 7

Not only do I recommend PublicSquare, I believe that they have a model, style, process and organisational focal point that is best in market. The fact that the price is locked in at a predetermined annual increase, that is more than reasonable, is exactly what helps me sleep at night.

James M.
Melbourne, VIC
Email

I would like to personally thank you for your support, collaboration, and the many constructive discussions throughout this process. Your input has been greatly appreciated and has contributed significantly to what I believe is an excellent outcome. I look forward to finalising the Rent-to-Sell agreement and moving forward with an arrangement that not only supports my long-term wealth creation objectives but also provides the tenant with stability and a genuine pathway towards home ownership.

Katrina & Andrew
Brisbane, QLD
Website

An open platform for owning your own property and a business model dedicated to real returns on investment for all parties.

Gary & Jody
Gold Coast, QLD
Website

A true win win situation. It allows people to get off the rent treadmill and into their own home sooner.

Billie & Maxwell
Banyule, VIC
Website

Fantastic, what a way to help combat the current housing crisis. Solid efforts and actively revitalising Australia

Jesse & Sarah
Canterbury-Bankstown, NSW
Website

Honestly on the surface your idea is ACTUALLY a remedy to the housing crisis.