Buying a home questions, answered

Bank Test Rate Calculator NZ 2026/27

What is a bank test rate or servicing rate?

A bank test rate, also called a servicing rate or assessment rate, is the higher interest rate a bank uses internally to check whether you could still afford your mortgage repayments if interest rates rose, rather than the actual rate you would be charged today. New Zealand banks currently set test rates in a range of roughly 8.0% to 9.0%, well above typical advertised rates.

Why don't banks assess me at the rate I'm actually being offered?

Under their responsible lending obligations, banks must be reasonably satisfied you could keep meeting repayments even if rates increase over the 25 to 30 year life of a loan. Testing serviceability at a rate several points above the advertised rate builds in a buffer against future rises, so approving a loan today does not set a borrower up to struggle at the next refix.

How much smaller is my approved loan under the test rate than the advertised rate?

It depends on the gap between the two rates and the loan term, but the reduction is often 20% to 25%. For example, a repayment that supports roughly $500,000 at an advertised 6.00% rate over 30 years supports only around $390,000 once tested at 8.5%, a reduction of about $110,000, or 22%.

Is a bank test rate the same as a mortgage stress test?

They are closely related but answer different questions. A test rate is used when a bank assesses a new application, to work out the maximum loan it will approve. A mortgage stress test checks an existing or proposed loan amount to see how much repayments would rise if rates increased, which is useful once you already know the loan size.

Do all New Zealand banks use the same test rate?

No. Each bank sets its own test rate as part of its internal responsible lending policy under the Credit Contracts and Consumer Finance Act, and the figure is not published as a single fixed number. Test rates commonly sit in an observed 8.0% to 9.0% range and can move when a bank reviews its lending settings, so confirm the current figure with your bank or a mortgage adviser.

Can I do anything to reduce the impact of a bank's test rate?

You cannot negotiate the test rate itself, but you can improve the loan size it supports: reduce other debt, extend the loan term, increase your deposit so you need to borrow less, or add income the bank will count toward serviceability. A mortgage adviser can also point you toward a lender whose current servicing policy suits your situation better.

Does the test rate change automatically when advertised mortgage rates change?

Not automatically, and not always by the same amount. Banks review their test rates periodically based on their own view of interest rate risk, so the buffer between the advertised rate and the test rate can widen or narrow independently of movements in carded rates.

Why would a bank decline me even though I can clearly afford the actual repayment?

Because approval is based on the test-rate repayment, not the repayment you would actually pay today. If your income and expenses comfortably cover the advertised-rate repayment but not the higher test-rate repayment on the same loan, the bank will decline or reduce the loan even though your real, current repayment is affordable.

Cash-on-Cash Return Calculator NZ 2026/27

What is cash-on-cash return?

Cash-on-cash return is the annual pre-tax cash flow from a property divided by the cash you actually put into it. On the worked example, a $580,000 property bought with a $203,000 deposit and $3,500 of acquisition costs produces $33,280.00 of rent, $9,512.40 of operating costs and $27,855.05 of loan repayments, giving cash flow of -$4,087.45 against $206,500.00 invested, which is a cash-on-cash return of -1.98%.

How is cash-on-cash return different from rental yield?

Yield ignores the mortgage entirely. Gross yield is rent divided by purchase price, and net yield is rent less operating costs divided by purchase price, and neither is affected by how much you borrowed. Cash-on-cash return divides by the cash you actually committed and subtracts the loan repayments, so it answers a different question: what is my own money returning in cash. On the example the gross yield is 5.74% and the net yield 4.10%, while the cash-on-cash return is -1.98%. All three are correct and they measure different things.

Why is my cash-on-cash return negative?

Because the rent does not cover the outgoings plus the mortgage, which is the normal position for geared residential property in New Zealand at current interest rates. That is not automatically a bad investment: the return on a negatively geared property comes from capital growth and from the loan principal being repaid, not from cash flow. What a negative figure does tell you is exactly how much you must fund from your own income each year, which is the number to check you can sustain if rates rise or the property sits empty.

Should the deposit alone be the cash invested?

No. Include everything you paid to acquire the property that did not come from the loan: legal fees, a builder's report, a LIM, any valuation the bank required, and any immediate work needed before tenanting. On the example those add $3,500 to a $203,000 deposit. It is a small adjustment on one property but it is the honest denominator, and using the deposit alone systematically overstates the return.

Does interest-only lending improve cash-on-cash return?

It improves the measured return, because the principal portion of a repayment is not an expense, it is a transfer from cash into equity. Switching to interest-only removes that transfer from the cash flow and the cash-on-cash return rises immediately, even though the property has not become more profitable and you now owe the same amount indefinitely. This is a good example of why cash-on-cash return should never be read on its own.

How does tax affect cash-on-cash return in New Zealand?

Interest on residential rental property is 100% deductible from 1 April 2025, having been phased back up from the earlier limitation. Where rent less operating costs less interest produces a loss, that loss generally reduces your other taxable income and produces a refund, which softens the cash shortfall. Where it produces a profit, tax is payable and the after-tax return is lower than the pre-tax one. Note that residential rental losses are subject to the ring-fencing rules, so take advice on your own position.

What operating costs do people forget?

Maintenance is the big one. A property that has needed nothing for two years is not a property with no maintenance cost, it is a property with a deferred maintenance cost. Allowing nothing, or a token amount, is the most common way these calculations flatter a purchase. Others regularly missed are body corporate levies on units and apartments, the cost of vacancy between tenancies, letting fees, accounting fees, and compliance work under the healthy homes standards.

What is a good cash-on-cash return?

There is no benchmark that survives contact with the New Zealand market, because at current interest rates most geared residential property produces a negative figure. Comparing against a term deposit is not meaningful either, since a term deposit has no capital growth, no leverage and no risk of a tenant leaving. The honest use of this number is not to hit a target but to know the annual cash cost of holding the property, and to test whether you could still fund it if rates rose two percentage points.

Cashback Clawback Calculator NZ 2026/27

What is a cashback clawback on a NZ mortgage?

A cashback clawback is a condition attached to a bank's cash contribution, also called a cashback, on a mortgage. If you fully repay the loan or refinance it to a different lender within an agreed period after the contribution was paid, commonly three or four years depending on the bank, you must repay some or all of the cash contribution back to the bank.

How long is the clawback period on a bank cash contribution?

It varies by bank. Cash contribution clawback periods in New Zealand commonly run for three or four years from the date the contribution was paid. Kiwibank, for example, publishes a four-year (1,460-day) clawback period on its cash contribution. Check your own cash contribution letter or loan offer for the exact period your bank applies.

How is the clawback amount worked out?

Most banks now calculate it on a daily pro-rata basis: the cash contribution divided by the total number of days in the clawback period, multiplied by the number of days remaining. The amount owed shrinks a little every day you stay with the bank and reaches zero once the clawback period ends. Some banks may step the amount down annually or monthly instead of daily, so confirm the exact method with your bank.

Does refixing with my own bank trigger the clawback?

Generally, no. The cash contribution clawback is usually triggered when the loan facility itself is closed or discharged in full, most commonly by refinancing to a different lender or selling the property without porting the loan. Choosing a new fixed rate with your existing bank at the end of a fixed term does not normally close the facility, so it does not normally trigger this clawback.

Do extra lump-sum repayments trigger the clawback?

Usually not, as long as the loan facility stays open with the same bank. Cash contribution clawback is generally about closing the account, not making extra repayments. Separately, some banks claw back commission from mortgage advisers, not the customer, when a client makes a large lump-sum repayment. That is a different arrangement between the bank and the adviser, and policies vary by bank.

What is a typical cash contribution amount in New Zealand?

Cash contributions in New Zealand commonly range from about 0.5% to 1% of the loan amount, occasionally more when lending is highly competitive, or a flat dollar amount, often a few thousand dollars, for smaller loans. Offers change with market conditions and are set by each bank, not by law, so check the current offer with your bank or a mortgage adviser.

Is a mortgage cash contribution taxable income?

For an owner-occupied home loan, a cash contribution is generally treated as a rebate or inducement rather than taxable income. If the loan relates to a rental or other income-earning property, the contribution is connected to that income-earning activity and Inland Revenue may treat it differently. Check your specific situation with an accountant.

Can the clawback be negotiated or waived?

Sometimes. Some banks will waive or reduce a clawback in specific circumstances, such as a genuine sale and repurchase, hardship, or a small remaining balance, while others apply it strictly. A mortgage adviser or your bank's hardship team can tell you whether any flexibility applies in your situation before you commit to switching.

First Home Buyer Total Cost Calculator NZ 2026/27

How much cash do I actually need to buy my first home in New Zealand?

More than just your deposit. On top of the deposit, budget for legal and conveyancing fees (around $1,600), a LIM report (around $375), a builder's report ($400 to $800), a registered valuation ($700 to $1,200), and moving costs. On a $650,000 home with a 10% deposit, that is roughly $69,325 of total cash, not the $65,000 deposit alone.

What deposit do I need to buy my first home?

Standard bank lending policy asks for a 20% deposit, in line with the Reserve Bank's loan-to-value ratio (LVR) settings. Eligible first home buyers can put down as little as 5% through Kainga Ora's First Home Loan, currently offered through Westpac, Kiwibank and SBS Bank. New builds are exempt from the standard LVR restrictions, which is why some lenders offer more flexible deposit terms on them.

What is a LIM report and do I need one?

A Land Information Memorandum (LIM) is a report from the local council summarising what it holds on file about the property: consents, rates, drainage, hazards and any notices. It typically costs around $375, though the exact fee varies by council. It is not legally compulsory, but almost every buyer's solicitor recommends one as a condition of the sale and purchase agreement, since it can reveal unconsented work or other issues before you commit.

Is a builder's report worth paying for?

For almost every existing home, yes. A pre-purchase building report from a qualified building inspector typically costs $400 to $800 and can uncover moisture, structural or maintenance issues that are not obvious on a walk-through. Finding a problem before you buy is far cheaper than discovering it afterwards, and most sale and purchase agreements include a building report as a standard condition.

Why do banks want a registered valuation?

A registered valuation, usually $700 to $1,200, gives the bank an independent, qualified opinion of the property's market value to confirm their lending security. It is most commonly required when your deposit is below 20%, since the bank is carrying more risk on a low-equity loan and wants confirmation the purchase price is supported by the property's value.

Can I use my KiwiSaver to help cover these costs?

You can withdraw most of your KiwiSaver balance toward a first home once you have been a member for at least three years, as long as you leave a minimum of $1,000 in your account. This withdrawal is generally paid toward the purchase price or deposit through your solicitor's trust account, rather than covering separate on-cost items like the LIM report, builder's report or moving costs, so plan to have those covered from other savings.

What happened to the First Home Grant?

The First Home Grant was closed to new applications from 22 May 2024 as part of Budget 2024 and has not been reinstated. First home buyers now rely mainly on the KiwiSaver first home withdrawal and Kainga Ora's First Home Loan, which lowers the minimum deposit to 5% for eligible buyers, rather than a cash grant on top of their savings.

What other costs should I budget for that this calculator doesn't include?

This calculator covers the main cash costs specific to purchasing, but also budget for building and contents insurance (most banks require this in place before settlement), a rates and utility adjustment on settlement day, connection fees for power, gas and broadband, and a buffer for immediate repairs or furnishing your new home.

First Home Deposit vs Invest Calculator NZ 2026/27

Should I invest my house deposit?

It depends almost entirely on how firm the purchase date is. On the worked example, investing for four years is expected to produce $129,428.08 against $119,337.32 in cash, so $10,090.76 more. But a 20% fall just before purchase leaves $103,542.47, which is $15,794.85 less than cash. The downside is larger than the upside because there is no time left to recover.

How long does a deposit need before investing makes sense?

Longer than most first home timelines. The difficulty is that a deposit has a fixed date, so a fall near that date hits the full balance with no recovery time. On the worked example a 20% fall leaves the invested path behind cash at every horizon from two to ten years, because the fall applies to a bigger balance the longer you have been invested.

Why does a longer horizon not fix the risk here?

Because the date is fixed. In ordinary investing a longer horizon helps because you can wait out a fall. When the money is needed on a particular day, waiting is not available, and a longer horizon simply means a larger balance for the fall to apply to. That is the specific feature that makes deposit money different.

How is cash taxed compared with a fund?

Bank interest is taxed at your marginal rate through resident withholding tax, so a 3.50% account at a 33% marginal rate nets 2.35%. A PIE fund is taxed at your prescribed investor rate, capped at 28%. Comparing a gross fund return against an after-tax cash rate is a common error that makes investing look better than it is.

What if neither option reaches my deposit in time?

Then the investment return is not the lever that matters. On the worked example both paths fall short of the $150,000.00 target at four years, by $30,662.68 in cash and $20,571.92 invested. Changing the amount saved each month or moving the date does far more than changing the return, and taking market risk to close a gap that size rarely closes it.

Does this cover the KiwiSaver first home withdrawal?

No, this is the general savings question for money held outside KiwiSaver. The KiwiSaver first home withdrawal has its own rules about eligibility, how much can be withdrawn and what must be left behind, and whether to switch a KiwiSaver fund to a conservative option before buying is a separate decision with the same underlying logic.

Is a term deposit better than a savings account here?

Often, if the maturity can be matched to the purchase date, since it usually pays more than an on-call account for money you genuinely do not need in the meantime. The risk is a purchase happening sooner than expected and the term needing to be broken. Enter the term rate as the cash rate here to see what it is worth.

What if house prices rise while I am saving?

That is a real risk and it works against saving slowly, since a rising market raises the deposit needed at the same time. It is also not a reason to take market risk with the deposit, because a fall in your investments and a rise in house prices can easily happen together. This page models the deposit itself; the target amount is an input you should revisit.

First Home Grant Status Checker NZ 2026

Is the First Home Grant still available in 2026?

No. The First Home Grant closed permanently on 22 May 2024, as part of Budget 2024. Kainga Ora stopped accepting new applications from that date, and there is no pathway to apply for it now, regardless of how long you have contributed to KiwiSaver or when you started saving.

What replaced the First Home Grant?

Two pathways remain for first home buyers: withdrawing your own, employer and government KiwiSaver contributions plus investment growth (leaving a $1,000 minimum balance, after at least 3 years of membership), and the Kainga Ora First Home Loan, which lets eligible buyers purchase with a 5% deposit instead of the standard 20%, through Westpac, Kiwibank or SBS Bank.

I had a First Home Grant application in progress before 22 May 2024. What happens to it?

This calculator cannot assess individual transitional cases. If you had an application already submitted and approved by Kainga Ora before the closure date, contact Kainga Ora directly to confirm whether your specific case was honoured. If your application was not yet approved by 22 May 2024, no new applications have been accepted since that date.

How much would I have received under the old First Home Grant rules?

The grant paid $1,000 for each year of KiwiSaver contribution, up to $5,000 after 5 years, for an existing home. For a new build it paid $2,000 per year, up to $10,000 after 5 years. A minimum of 3 years of KiwiSaver membership was required to qualify at all. These figures are historical and shown for reference only; the grant is not payable.

How much of my KiwiSaver can I withdraw for a first home now?

You can withdraw your own contributions, your employer's contributions, the government contribution and all investment returns, provided you have been a KiwiSaver member for at least 3 years and leave a minimum of $1,000 in the account. Use the dedicated KiwiSaver First Home Withdrawal Amount Calculator to work out your figure from your actual balance.

What is the Kainga Ora First Home Loan and how is it different from the grant?

The First Home Loan is a loan feature, not a grant or a cash payment. It lets eligible buyers purchase with a minimum 5% deposit instead of the usual 20%, with the low equity margin that banks normally charge on low-deposit lending capped at 1%. It is offered through three participating lenders: Westpac, Kiwibank and SBS Bank.

Why did the government close the First Home Grant?

The grant was discontinued as a Budget 2024 decision, alongside changes to housing spending priorities. Kainga Ora and the Ministry of Housing and Urban Development confirmed the closure took effect on 22 May 2024, with the KiwiSaver first-home withdrawal and the First Home Loan continuing as the ongoing forms of government support for first home buyers.

Can I get the First Home Grant retroactively if I already bought my house?

No. The grant had to be applied for and approved before your purchase settled, while the scheme was still open. There is no mechanism to claim it after the fact for a purchase that has already gone through, and no mechanism to claim it now that the scheme has closed.

Fixed Term Expiry Planner NZ 2026/27

What happens when a fixed mortgage term ends in New Zealand?

On the day your fixed term matures, sometimes called the rollover date, your bank needs a new instruction from you. If you have already chosen and locked in a new fixed rate, the loan moves onto that rate. If you have not made a choice, almost all New Zealand banks automatically move the loan onto their standard floating (revert) rate, which is normally higher than any fixed rate on offer at the time.

Where do I find my fixed term expiry date?

Your fixed term end date is shown on your original loan documentation, your annual loan statement, and usually inside your bank's mobile app or internet banking under your home loan details. If you cannot find it, call your bank directly and ask for your current fixed rate maturity date.

What rate do I roll onto if I do not choose a new one in time?

Most New Zealand banks move an expired fixed loan onto their standard floating home loan rate, sometimes called the revert rate or carded floating rate. This rate is set by the bank and published on its website, and it is generally higher than the fixed rates the same bank is advertising, so it is rarely the cheapest option to sit on for long.

How early should I start comparing rates before my fixed term ends?

Most banks will contact you in the weeks before your fixed term matures inviting you to choose a new rate, and many will let you lock in a new fixed rate ahead of the actual rollover date, sometimes well in advance, so a rate rise between now and your maturity date does not affect you. Exact notice periods and lock-in windows vary by bank, so check with your own lender early rather than waiting for the letter to arrive.

Can I refix or refinance before my current fixed term technically ends?

Refixing to a new rate with your existing bank right on the rollover date is normal and generally has no cost. Breaking a fixed term early, either to refix sooner with the same bank or to refinance to a different one, can trigger a break fee if wholesale interest rates have fallen since you fixed. Use the Mortgage Break Fee Calculator on this site to estimate that cost before deciding to move early.

Is refixing the same as refinancing?

No. Refixing means choosing a new fixed rate with your current bank when your existing term ends, with no new application, valuation or legal fees. Refinancing means moving the loan to a different bank, which involves a full application, a registered valuation and legal work, and is a bigger decision than simply picking a new rate at rollover.

Will my bank automatically tell me my fixed term is ending?

Most banks do send a notification, by letter, email or through their banking app, before a fixed term matures. However, relying solely on that notice is risky, since it can arrive close to the date, go to an old address, or be missed among other mail. Diarising your own rollover date, as this planner encourages, means you control the timing rather than waiting for the bank to prompt you.

Does my repayment automatically change on the rollover date?

Yes. Your repayment is recalculated based on your remaining loan balance, remaining loan term and whichever rate applies from the rollover date onward, whether that is a new fixed rate you chose or the bank's floating rate by default. Because the floating rate is usually higher, letting the term lapse without acting typically means a real increase in your regular repayment.

Home Equity Access Calculator NZ 2026/27

What is usable equity in a New Zealand mortgage?

Usable equity is the amount of your home's equity a bank will actually let you borrow against, which is lower than your total equity. It is generally calculated as 80% of your property's current value (70% if it is a rental or investment property) minus what you still owe on your mortgage. Banks hold back the remaining 20% or 30% as a buffer, in line with Reserve Bank of New Zealand loan-to-value ratio settings.

How is usable equity calculated?

Usable equity = (LVR threshold x current property value) minus your current mortgage balance. For an owner-occupied home worth $850,000 with $520,000 owing, that is (0.80 x $850,000) minus $520,000, which is $680,000 minus $520,000, or $160,000 of usable equity.

What is the difference between total equity and usable equity?

Total equity is simply your property's value minus your mortgage balance, with no allowance for what a bank will lend. Usable equity is the smaller figure a bank will actually advance, after holding back the standard 20% (owner-occupier) or 30% (investor) deposit buffer. A home with $330,000 of total equity might only have $160,000 of usable equity once that buffer is applied.

Can I use equity in my home to buy an investment property?

Yes, this is a common strategy. You borrow against the usable equity in your existing home to fund some or all of the deposit on a rental property, rather than saving a separate cash deposit. The new rental purchase is still subject to its own lending rules, including the RBNZ debt-to-income (DTI) test of 7 times gross income for investors, so equity alone does not guarantee approval.

What is a top-up loan or revolving credit facility?

A top-up is simply an increase to your existing mortgage, drawing down usable equity as a lump sum, often on a separate rate and term to your main loan. A revolving credit facility works differently, giving you a set limit you can draw down and repay flexibly, similar to a large overdraft secured against your home. Both use the same usable equity calculation to set the maximum limit.

Does having plenty of equity guarantee the bank will lend to me?

No. Equity only tells a bank how much security it has, not whether you can afford the repayments. Every application is still assessed for serviceability, meaning your income, expenses and existing debt, usually tested at a stress rate around 8.0% to 9.0% rather than the advertised rate. A borrower with substantial equity but weak income can still be declined a top-up.

What if my mortgage balance is already above the standard LVR threshold?

If your loan is already above 80% of your property's value (70% for a rental), your usable equity at the standard threshold is zero. You are not automatically excluded from all further borrowing, since banks can write a limited share of new lending above these thresholds under the RBNZ's high-LVR speed limit, but this allowance is scarce and usually reserved for strong applications. Paying down the loan or an increase in property value will restore usable equity over time.

Are there costs involved in accessing home equity?

A straightforward top-up within your existing lending is often low-cost or free to arrange, though the bank may ask for a registered valuation (typically $700 to $1,200) to confirm current value, and there can be legal fees if the loan structure changes. If you borrow above the standard 80% or 70% threshold, some banks also charge a low-equity margin, an additional interest margin or one-off fee that reflects the higher risk of lending at a lower deposit level.

Property Deal Analyser NZ 2026/27

Is this rental property cash flow positive or negative?

On the worked example it is negative. A $580,000.00 property with a 35% deposit, rented at $650.00 a week with two weeks of vacancy allowed, collects $32,500.00 a year. Operating costs of $13,400.00 leave net operating income of $19,100.00, and the mortgage on $377,000.00 at 6.25% over 30 years costs $27,855.05 a year. The gap is $8,755.05 a year, or $168.37 a week that the owner funds from other income. Most New Zealand rentals bought at current prices and rates are negative on this measure.

Can I offset a rental loss against my salary in New Zealand?

No. Since the 2019-20 income year, residential rental losses have been ring-fenced. A loss cannot be offset against salary, wages or other income. It is carried forward and deducted only when the residential property makes income in a later year. On the worked example the tax loss is $4,337.38, which produces no refund at all: it simply waits. This is why the after-tax weekly cost is the same as the before-tax cost of $168.37 rather than being cushioned by a tax refund.

What is the difference between gross yield and net yield?

Gross yield is annual rent divided by purchase price and ignores every cost, which is why it is the number quoted in advertisements. On the worked example it is 5.83%. Net yield divides net operating income, after rates, insurance, maintenance and management but before the mortgage, by the price. Here that is 3.29%. The gap of over two percentage points is the cost of actually owning the thing, and it is the reason gross yield should never be used to compare deals.

What rent would this property need to break even?

On the worked example, $840.33 a week, against an actual rent of $650.00. That is 29% more than the market is paying. The break-even rent is calculated by solving for the weekly rent at which net operating income exactly covers the mortgage repayment, allowing for the same vacancy and the management fee charged on whatever is collected. If the break-even rent is far above the achievable market rent, the deal depends entirely on capital growth.

What interest rate would make this property break even?

3.01% on the worked example, against an actual rate of 6.25%. This is the rate at which the annual mortgage repayment equals net operating income of $19,100.00. It is a useful sanity check because it states plainly what has to happen for the property to fund itself: rates would need to roughly halve. Treating that as a plan rather than a possibility is how investors get into trouble.

What happens to this deal if interest rates rise two percent?

The annual repayment rises from $27,855.05 to $33,987.30, and the weekly cash shortfall widens from $168.37 to $286.29. That is an extra $117.93 a week, or $6,132.25 a year, that has to come from somewhere. Running this stress row before you buy is the single most useful thing on the page, because the rate is the variable most likely to move against you and the one you control least.

Does a negative cash flow property still make money?

It can, but only through capital growth, and only if you can afford to hold it. On the worked example, ten years at 3% growth takes the property from $580,000.00 to $779,471.50 while the loan amortises to $317,576.18, giving equity of $461,895.32. Against a $203,000.00 deposit and $87,550.46 of accumulated cash contributions, the total gain is $171,344.86. That is a real return, but it was funded by ten years of paying $168.37 a week, and it depends on a growth rate nobody can guarantee.

What is cash-on-cash return and why is it negative here?

Cash-on-cash return is the annual cash flow divided by the cash you actually put in, which is the deposit rather than the purchase price. On the worked example it is negative 4.31%: a shortfall of $8,755.05 against a deposit of $203,000.00. A negative figure is not automatically a reason to walk away, but it does mean the property is consuming cash rather than producing it, and the return has to come from growth instead.

Property Offer Strategy Calculator NZ 2026/27

What does an extra $10,000 on a house offer actually cost?

Because your deposit is a fixed amount of cash, every extra dollar you offer is an extra dollar borrowed. At a 5.50% interest rate over a 30 year term, an extra $10,000 of mortgage adds about $56.78 a month, roughly $13.10 a week, and around $10,440 of additional interest across the full life of the loan. In other words the $10,000 costs you about $20,440 in total if you carry the loan to term at that rate. Paying the loan off faster, or fixing at a lower rate, reduces that figure substantially.

What is a multi-offer process in New Zealand?

A multi-offer situation arises when more than one buyer puts a written offer on the same property before the seller has accepted any of them. The agent then tells every interested buyer that a multi-offer situation exists and asks each to submit their best offer, usually by a set deadline. It is standard industry practice rather than a requirement of the Real Estate Agents Act 2008, but the agent's conduct in running it is governed by the Real Estate Agents Act (Professional Conduct and Client Care) Rules 2012, including rule 6.2, which requires a licensee to act in good faith and deal fairly with all parties.

Do I only get one chance to make my offer in a multi-offer?

Generally yes. Settled.govt.nz, the Real Estate Authority's consumer site, warns buyers that in a multi-offer you may not have another opportunity to increase your offer, so you should put forward your best offer first time. There are exceptions. If you had already submitted an offer before the process became a multi-offer, the agent must give you the chance to review it, and if the other buyers withdraw and yours is left as the only offer, you should be told and given the opportunity to submit a new one.

Does the highest offer always win a multi-offer?

No. The seller is not obliged to accept any offer at all, and can accept one, reject all of them, or negotiate further with a single buyer. An offer with a lower price but fewer conditions, a shorter finance period or a settlement date that suits the seller can and often does beat a higher priced offer loaded with conditions. Price is one of several levers, which is why removing avoidable conditions can be cheaper than adding dollars.

How much deposit do I need in New Zealand, and does a higher offer change it?

Standard owner-occupier bank lending expects a deposit of around 20% of the purchase price, reflecting the Reserve Bank's loan-to-value ratio restrictions, and residential investors are generally expected to have around 30%. New builds are generally exempt from the standard LVR speed limits. A higher offer absolutely changes your position, because the deposit is a fixed dollar amount while the price is not. A $160,000 deposit is 20.78% of $770,000 but only 19.79% of $808,500, so a 5% higher offer can push you out of the standard deposit band entirely.

What happens if my offer pushes me above 80% LVR?

Lending above 80% LVR falls inside each bank's restricted high-LVR allowance, since the Reserve Bank limits banks to writing no more than 20% of their new owner-occupier lending above that threshold. In practice that means approval is harder, takes longer, and commonly attracts a low-equity margin or rate loading on top of the advertised rate. So an offer that crosses the 80% line can cost you more than just the extra interest on the extra borrowing, because it may reprice the entire loan.

Should I offer my absolute maximum in a multi-offer?

That is a personal decision, but it should be made before the deadline rather than during it. Work out the highest price at which the repayments still fit your budget and your deposit still meets the applicable standard, then decide in advance whether the property is worth the top of that range to you. The value of running the numbers first is that the walk-away figure becomes a number you already agreed on, rather than a decision made under time pressure with an agent on the phone.

Is a multi-offer different from an auction or a deadline sale?

Yes. A multi-offer is a set of written offers presented to the seller at once, and any offer can still contain conditions such as finance or a builder's report. At auction, bidding is public, the sale is unconditional on the fall of the hammer, and there is no cooling off period, so your finance, LIM and building inspection must all be sorted beforehand. A deadline sale or tender collects offers by a date and can be treated as a multi-offer, but the seller may also accept an early offer before the deadline if the listing allows it.

Failed Campaign and Relisting Cost Calculator NZ 2026/27

Do I still pay for marketing if my house does not sell in New Zealand?

Yes. Settled.govt.nz, the Real Estate Authority's consumer site, states plainly that you will have to pay for the extra marketing even if your property does not sell. Commission is contingent on a sale, marketing is not. That is why a failed campaign is a pure cash loss: the agency earns nothing, and you are still out the whole marketing schedule plus 15% GST.

Why did my house not sell?

In most cases the asking price was above what buyers in that market were willing to pay. Presentation, photography, the method of sale and the agent all matter, but they are usually second-order. A property that is genuinely priced at the market will attract enquiry even with mediocre marketing, and a property priced above the market will sit even with an excellent campaign. If you had viewings but no offers, that is a price signal. If you had no viewings at all, that is usually a price signal too, because buyers filter by price band before they ever see the photos.

Does a high days-on-market count reduce the price I get?

It changes buyer behaviour, which is not quite the same thing. Buyers who see a listing that has been up for months assume either that something is wrong with the property or that the vendor is now under pressure, and they open lower and negotiate harder. Urgency, which is what produces competing offers, disappears. There is no published New Zealand data set that fixes a dollar penalty per extra week, so this calculator treats the price effect as an editable estimate rather than a measured figure, and you should adjust it to your own market.

How long is too long on the market in New Zealand?

The REINZ New Zealand Property Report for June 2026, published 15 July 2026, recorded a national median Days to Sell of 48 days, roughly seven weeks. Anything much past double that in a normal market is a signal, though it varies a lot by region and property type. Be careful with the statistic itself: REINZ measures days to sell from the listing date reported by the selling agent, so if you switch agencies the clock restarts and the published median understates the true time a relisted property has been for sale.

Should I reduce the price, change the method of sale, change agency, or withdraw?

Reducing the price is the only option that reliably addresses the usual cause, and it is the cheapest to execute. Changing the method of sale, for example from auction to a price by negotiation, helps when the method was filtering buyers out rather than in. Changing agency helps if the marketing or communication was genuinely poor, but it costs a fresh marketing schedule and does not fix a price problem. Withdrawing and waiting resets the days-on-market count and can be right if the market is moving in your favour, but you keep paying holding costs the whole time. Work out the cost of each on this page before you choose.

Can I cancel my agency agreement if the property has not sold?

If you sign a sole agency agreement for a term of more than 90 days, either you or the agency can end the agreement after 90 days, according to Settled.govt.nz. There is also an immediate cancellation right: if you change your mind straight after signing, you can cancel by 5pm on the first working day after the agent gives you a copy, under section 130 of the Real Estate Agents Act 2008. Separately, you can withdraw the property from the market in writing at any time before an agreement goes unconditional, but withdrawing does not by itself end the agency agreement or the marketing invoice.

Could I end up paying two commissions if I relist with a different agency?

It is possible, and it is the single biggest legal trap in relisting. Settled.govt.nz warns that if the first agency has already done work that helps to sell the property, for example introducing the buyer who eventually purchases, you may still have to pay them a commission. Before you sign with a new agency, ask the outgoing agency for a written list of every buyer they introduced, and read the commission clause in the old agreement carefully. On a $770,000 sale a duplicated commission is more than $26,000 including GST.

Is the money I already spent on the failed campaign relevant to what I do next?

Economically, no. The first campaign's marketing is gone whatever you do next, so it should not influence the decision in front of you. Practically it matters enormously, because it changes what you can afford and because vendors who have spent real money often dig in on price to justify the spend, which is exactly the behaviour that produced the failed campaign. This calculator shows the sunk figure separately from the forward-looking figure for that reason: look at the sunk number once, then make the next decision on the forward numbers only.

Property Upsize or Downsize Calculator NZ

How much does it cost to move house in New Zealand?

Most of the cost is one-off. Expect real estate commission of about 2.5 to 4 percent of the sale price plus 15 percent GST, legal fees of roughly 1,300 to 2,500 dollars for each of the sale and the purchase, moving costs of about 600 to 3,500 dollars, a LIM of about 375 dollars and a building report of 400 to 800 dollars. On a typical sale the commission alone is often more than 20,000 dollars.

Is it cheaper to downsize your house?

Downsizing usually lowers your mortgage, your repayments and your running costs such as rates, insurance and maintenance, and it can free up cash. The main cost is the one-off cost of moving, mostly agent commission. This calculator shows how long the lower repayments and running costs take to pay that back.

Do I pay GST on real estate agent commission in NZ?

Yes. Real estate agents charge GST at 15 percent on their commission, on top of the commission percentage. The calculator adds this automatically so your total cost of moving is realistic.

What are the costs of upsizing to a bigger home?

A larger home usually means a bigger mortgage and higher repayments, along with higher rates, insurance, heating and maintenance. You also pay the one-off costs of selling and buying. Enter both properties to see how your repayments change per week, per year and over the life of the loan.

How is real estate commission calculated in New Zealand?

Commission is usually tiered, for example around 3 to 4 percent on the first 400,000 to 500,000 dollars of the sale price and about 2 to 2.5 percent on the balance, plus GST. There is no set national rate and commission is negotiable.

How long does it take to break even after downsizing?

Break-even is the one-off cost of moving divided by how much you save each year in repayments and running costs. If a move costs 28,000 dollars and downsizing saves you 8,000 dollars a year, you break even in about three and a half years. The calculator works this out from your own figures.

RBNZ DTI Ratio Calculator NZ 2026

What is a good DTI ratio for a mortgage in New Zealand?

The lower your DTI, the better. A DTI below 4x is considered comfortable by most NZ lenders. Between 4x and 5x is acceptable for most applications. Between 5x and 6x is where scrutiny increases and you may be asked to justify your position. Above 6x (or 7x for investors) places you outside the RBNZ's standard lending parameters.

Does my student loan count in my DTI?

Most NZ banks include the outstanding student loan balance in your total debt for DTI purposes, though treatment varies. Some banks assess student loans separately through income obligations (the repayment impact on cash flow) rather than including the full balance. Check with your specific lender. The safest assumption for planning purposes is to include your full student loan balance in your DTI calculation.

Are credit card limits or balances used for DTI?

NZ banks use credit card limits, not current balances. The rationale is that you could draw the full limit at any time, creating the full liability. If you have credit cards you do not use, cancelling them before your mortgage application reduces your DTI debt total. Even reducing limits on active cards before applying can help.

Can I get a mortgage with a DTI above 6x in New Zealand?

It is possible but significantly harder. The RBNZ allows banks to lend above the DTI cap for up to 20% of new residential mortgage lending. Banks allocate this quota carefully and typically require strong compensating factors. Talk to a mortgage broker who can identify lenders with current quota capacity if your DTI is marginally above the threshold.

Does buying a new build change the DTI rules?

The RBNZ DTI restrictions apply to all residential mortgage lending including new builds. However, new builds are often exempt from the standard LVR restrictions, meaning buyers may be able to purchase a new build with a smaller deposit. The DTI cap still applies regardless of whether the property is new or existing.

How does the DTI restriction interact with the LVR restriction?

Both DTI and LVR restrictions apply simultaneously. DTI limits your loan relative to your income. LVR limits your loan relative to the property value. For most borrowers, one will be more constraining than the other depending on their specific deposit and income situation. This calculator shows both limits side by side so you can see which one is binding for you and by how much.

Chattels Schedule Value Calculator NZ

What are chattels in a house sale?

Chattels are the movable items included in the sale, as distinct from fixtures which are part of the property itself. The sale and purchase agreement carries a schedule listing them, typically covering things like the stove, rangehood, dishwasher, fixed floor coverings, curtains and blinds, light fittings, heat pumps and a garage door opener. If an item is not on the schedule it is not included, whatever anyone said at the open home.

Is this the same as chattels depreciation for tax?

No, and the difference matters. Tax depreciation on chattels applies to rental property and follows Inland Revenue rates and rules for calculating a deduction. This page is about what the items on a sale and purchase agreement are actually worth, for insurance and for negotiation, and uses ordinary straight line depreciation over an expected life rather than any tax schedule. If you need the tax figures, use the depreciation calculators instead.

What happens if a chattel breaks before settlement?

The vendor is generally obliged to deliver the chattels in the same condition they were in when the agreement was signed, fair wear and tear excepted. If something has failed, the usual outcome is a negotiated adjustment at settlement rather than a new appliance, and the amount in dispute is the item's present worth rather than the cost of replacing it new. That is exactly the figure this calculator produces.

Should I insure for replacement cost or present worth?

Replacement cost, because that is what it takes to put things right after a loss, and most house policies work on that basis for contents of this kind. Present worth is the wrong number for insurance and the right number for a negotiation, which is why this page shows both. Insuring on present worth would leave you unable to replace anything.

How closely should I check the chattels at the pre-settlement inspection?

Item by item against the schedule, and switch each one on. The pre-settlement inspection is the last opportunity to raise anything, and once you have settled your position is considerably weaker. Working down the schedule with the agreement in hand takes a few minutes and is the only time the list is worth anything to you.

NZ Commercial Property Purchase Calculator 2026

What deposit do I need for a NZ commercial property?

Commercial property typically requires a 30 to 40% deposit (LVR of 60 to 70%), significantly more than residential property. Banks view commercial assets as higher risk due to thinner sales evidence, vacancy risk, and narrower buyer pools. Owner-occupied commercial properties with strong trading entities may sometimes achieve 70% LVR. Non-bank lenders like ASAP Finance also typically cap at 70% LVR.

What is a good yield for NZ commercial property in 2026?

Net yields in NZ commercial property in 2026 typically range from 5 to 8% depending on asset type and location. Prime CBD office tends to yield lower (5 to 6%), industrial and regional retail yield higher (6.5 to 8%), and secondary or Grade B assets yield higher still. The OCR sits at 2.50% after the Reserve Bank lifted it 25 basis points on 8 July 2026, its first rise since May 2023, so the low interest rate support for prime yields is starting to unwind.

How does GST work on commercial property purchases in NZ?

Commercial property sales between two GST-registered parties must be zero-rated (0% GST) under the Compulsory Zero Rating rules when the buyer intends to use the property for making taxable supplies and not as a principal residence. If either party is not GST-registered, standard 15% GST applies on the sale. Commercial rental income is also subject to 15% GST.

What is DSCR and why does it matter for commercial property?

DSCR (Debt Service Coverage Ratio) is the ratio of net operating income (NOI) to annual debt service (loan repayments). A DSCR of 1.25 means NOI is 125% of the required loan repayment. Most NZ banks require a DSCR of at least 1.20 to 1.35 for commercial lending, with stress-tested rates around 8 to 9%. Higher DSCR means better ability to absorb rent loss or rate rises.

What is the NBS seismic rating and how does it affect commercial property finance?

NBS (New Building Standard) is the seismic rating expressed as a percentage of current building code requirements. Buildings under 34% NBS are earthquake-prone and have strict upgrade timeframes. Banks typically prefer 67% NBS or higher for standard lending, offer conservative LVR on 34 to 67% NBS, and may refuse lending on earthquake-prone buildings. Corporate tenants often require 67%+ and government tenants require 80%+.

Deposit at Risk Calculator NZ

Do I only lose my deposit if I cannot settle?

No, and this is the most dangerous misconception in a property purchase. Forfeiting the deposit is the starting point rather than the limit. If the vendor cancels and resells for less than your price, they can pursue you for the shortfall plus their costs of reselling, their holding costs and default interest, credited with the deposit they already hold. In a falling market the amount beyond the deposit can exceed the deposit itself.

What is a settlement notice?

It is a formal notice served when settlement has not occurred, requiring the defaulting party to settle within a stated period. Until it expires the agreement remains on foot and default interest accrues. If it expires without settlement, the vendor can cancel the agreement, and it is cancellation rather than mere lateness that opens up forfeiture of the deposit and a claim for the loss on resale.

What if the property resells for more than I agreed to pay?

Then the vendor's loss is smaller and may be nil, since the point of the claim is to put them in the position they would have been in had you settled rather than to punish you. Their costs of reselling and their holding costs still count against you, and the deposit position depends on the agreement and the circumstances. It is a much better outcome than a falling market but it is not automatically a clean escape, and it is a question for your solicitor.

How likely is a vendor to actually pursue me?

It depends on the size of the loss and on whether pursuing you is worth the cost, which is a commercial decision rather than a legal one. A small shortfall may not be chased. A large one, particularly where the vendor has themselves committed to another purchase that has now failed, very often is. Planning on not being pursued is not a strategy, and the number to be able to survive is the full exposure rather than the deposit.

How do I avoid this situation?

By not going unconditional until the finance is confirmed for that specific property, the valuation is done and any condition you rely on has been satisfied in writing. Almost every failed settlement traces back to going unconditional on the strength of something that had not actually been confirmed, most often a general pre-approval that had never seen the house. The cost of confirming things properly is a fraction of the exposure shown on this page.

Deposit in Trust Calculator NZ

Who holds the deposit on a New Zealand house sale?

Where the property is sold through a licensed agent, the deposit is normally paid into the agency's trust account. Where it is a private sale, it goes into a solicitor's trust account instead. Either way it is held as stakeholder rather than being the vendor's money to use, and it cannot be released until the agreement allows it. Trust accounting for licensed agencies is regulated and audited.

When is the deposit released to the vendor?

Not when it is paid. The agreement sets a period after the contract becomes unconditional before the deposit can be released, so a deposit paid on signing may sit in trust for weeks while conditions are satisfied and the release period runs. Vendors who are counting on that money for a deposit on their own next purchase need to check the actual date rather than assuming it arrives with the signed agreement.

Does the agent take their commission out of the deposit?

Normally yes, where the property sold through an agency. The commission and GST are deducted from the deposit held in the trust account and the balance is released to the vendor. On a ten per cent deposit and an ordinary commission the deduction can be a third or more of the deposit, which surprises vendors who were expecting the whole amount and had plans for it.

Who gets the interest on a deposit held in trust?

It depends on the agreement, which is why this calculator asks rather than assuming. Over a few weeks on an ordinary deposit the interest is modest, and over a long period, as on an off the plans purchase, it becomes a real sum. It is worth knowing which way your agreement points, and worth negotiating on a contract where settlement is a long way off.

Is the deposit protected in a private sale?

It is held in a solicitor's trust account, which is itself a regulated and audited environment, but the Real Estate Authority rules that govern agency trust accounts do not apply because no agent is involved. The practical point for both parties in a private sale is that the deposit should go to a solicitor and never directly to the vendor, and the agreement should say so.

KiwiSaver First Home Withdrawal Calculator NZ

Is the First Home Grant still available?

No. The First Home Grant (previously called the KiwiSaver HomeStart Grant) was discontinued on 22 May 2024 at 1pm. Kainga Ora stopped accepting new applications on that date. The grant previously provided $1,000 per year of KiwiSaver contribution (3+ years), up to $5,000 for existing homes or $10,000 for new builds. Applications submitted before 22 May 2024 were honoured but no new applications have been accepted since. The $245 million budget saving was redirected to social housing.

How much KiwiSaver can I withdraw?

Almost all of it. You can withdraw your own contributions, your employer's contributions, the government contribution, and all investment returns - but you must leave at least $1,000 in the account. You cannot withdraw amounts transferred from an Australian complying superannuation scheme. To be eligible you need to have been a KiwiSaver member for at least 3 years (any scheme - time transfers carry over). You must intend to live in the property as your main home; the withdrawal cannot be used for an investment property.

What is the Kainga Ora First Home Loan?

A government-underwritten loan that lets eligible first home buyers purchase with only a 5% deposit instead of the standard 20%. It's offered through Westpac, Kiwibank, and SBS Bank. Low Equity Margin is capped at 1% of the loan (most banks charge much more for sub-20% deposits). Income caps apply: $95,000 for a single buyer with no dependants, or $150,000 for a single buyer with dependants and for two or more buyers combined. There are no house price caps; they were removed on 1 June 2022. You can use your KiwiSaver withdrawal as your 5% deposit. This is now the main pathway for first home buyers after the First Home Grant was discontinued.

What if I owned a home previously?

You may qualify for the 'second chance' or 'previous homeowner' KiwiSaver withdrawal via Kainga Ora. You apply to Kainga Ora for a determination that you're in a similar financial position to a first home buyer - typically your realisable assets cannot exceed 20% of the regional house price cap. If Kainga Ora issues a determination letter, you submit it to your KiwiSaver provider with your sale and purchase agreement, and the withdrawal is released. Common scenarios: divorce settlements where you lost the family home, business failures, or returning Kiwis who sold up overseas.

What's a typical deposit structure in 2026?

For a $650,000 first home: 20% deposit = $130,000, which is out of reach for most first-home buyers in current market conditions. With the Kainga Ora First Home Loan, 5% deposit = $32,500. A typical first-home buyer with 5 years of KiwiSaver contributions might have $40,000-$60,000 available for withdrawal, covering the 5% deposit and some purchase costs (lawyer $2,500, LIM report $300-$500, building inspection $600-$1,200). If you qualify for the First Home Loan and have decent KiwiSaver savings, home ownership is materially more accessible than at 20% deposit.

Holding Cost While Unsold Calculator NZ

What counts as a holding cost on an unsold house?

Anything you keep paying because the property has not sold. Mortgage interest is normally the largest, followed by rates and insurance. If the house is empty there are usually standing utility charges, and most vendors keep spending on lawns, cleaning and presentation for as long as viewings continue. Principal repayments are not a holding cost, because that money reduces your debt rather than disappearing.

Should I include mortgage principal in the calculation?

No. Principal repayments move money from one pocket to another rather than costing you anything, so including them overstates the cost of waiting. Only the interest portion is a genuine expense. That is why this calculator asks for the balance and the rate rather than for your repayment amount, since the repayment mixes the two together.

Does waiting longer actually get a higher price?

Sometimes, and the honest answer is that nobody knows in advance for a particular property. What is reliably true is that a listing which has been on the market for a long time is treated with more suspicion by buyers, and that the pool of people who have not yet seen it shrinks every week. This calculator does not predict whether waiting works. It tells you the price a later offer has to beat, so you can judge whether that is plausible.

What if I have already bought my next house?

Then the holding cost is considerably higher than this page shows, because you are carrying two properties and probably paying bridging finance at a higher rate than your ordinary mortgage. Enter the bridging balance and rate rather than the original mortgage if that is the position you are in, and be aware that bridging arrangements usually have a time limit that matters more than the interest.

How long do houses take to sell in New Zealand?

It varies enormously by region, price bracket, property type and the state of the market, and any single national figure conceals more than it reveals. Rather than relying on an average, ask your agent for the median days to sell for comparable properties in your suburb over the last few months, which is data they can pull, and use that as the basis for how many more weeks to model here.

Late Settlement Interest Calculator NZ

What is default interest on a property settlement?

It is interest charged on the unpaid balance of the purchase price when a purchaser does not settle on the due date, running daily from the settlement date until settlement occurs. The rate is specified in the sale and purchase agreement and is deliberately set well above ordinary borrowing rates, because its purpose is to make late settlement unattractive rather than to compensate for the time value of money.

What is the standard default interest rate in New Zealand?

There is no single standard rate, which is why this calculator asks for it rather than supplying one. The rate is a term of the particular agreement, it is filled in when the agreement is drawn up, and it varies. Rates well into double figures are common. Look at the front page of your sale and purchase agreement, where the interest rate for late settlement is normally recorded alongside the other particulars.

What happens if the vendor is the one who is late?

The position is not symmetrical. Default interest is charged on money the purchaser owes and has not paid, so a vendor who delays does not owe interest in the same way, because there is no unpaid balance running against them. Instead the purchaser is generally entitled to claim the actual loss caused by the delay, which can include alternative accommodation, storage, rebooking removals and additional finance costs. Those have to be real and evidenced rather than assumed.

Can I be charged interest and also lose the property?

Yes, if the delay continues. Default interest applies while settlement is merely late. If it goes on, the vendor can issue a settlement notice requiring settlement within a stated period, and if that expires without settlement they can cancel the agreement, keep the deposit and pursue any further loss. Interest is the cost of being a few days late. Cancellation is what happens when late becomes indefinite.

Is default interest negotiable after the event?

Often, in practice, particularly where the delay is short and not the purchaser's fault, and where the vendor has suffered no real inconvenience. It is a contractual entitlement rather than an automatic charge, and vendors frequently waive or reduce it to keep a settlement moving. That is a negotiation between the parties through their solicitors, and it is not something to rely on in advance.

Non-Bank Lender Cost Calculator NZ

What is a non-bank lender?

A lender that is not a registered bank. In New Zealand they include finance companies and specialist mortgage lenders, and they lend where banks will not, for example to the self-employed with limited trading history, to borrowers with credit impairment, on properties banks regard as difficult security, or where the loan to value ratio is outside bank policy. They charge more because they take more risk, and they are regulated as financial service providers rather than as banks.

Is a non-bank mortgage a bad idea?

Not inherently. It is expensive, and whether it is worth it depends on what it buys and how long you need it. Used as a bridge for a year or two while a business builds its accounts or a credit issue ages off, the cost is a known number and can be a reasonable price for getting into a property. Used indefinitely because no exit was ever planned, it becomes very expensive. The variable that matters most is not the rate but the time.

How long do people usually stay with a non-bank lender?

There is no reliable published figure for New Zealand, and the honest answer is that it depends entirely on why you are there. What matters is that you know what would have to change for a bank to take you, and roughly when that will happen. If you cannot state that, you are not on a bridge, and the cost of the arrangement should be judged over the whole term rather than over an exit you are hoping for.

Why does the calculator include the loan balance in the comparison?

Because comparing repayments alone is misleading. Two loans with different rates pay down principal at different speeds, so a straight comparison of what you have paid out ignores the fact that one of them has reduced your debt more. Adding what you still owe at the end of the period to what you have paid over it makes the two directly comparable, and that difference is the true cost.

Will refinancing to a bank definitely be possible later?

No, and that is the risk that does not appear in any of these numbers. Refinancing depends on your circumstances at the time and on the lending policy that applies then, neither of which can be relied on. If the exit does not arrive, the cost is not the figure over your expected period but the cost over however long you actually stay, which is why the calculator also shows what the arrangement costs if nothing changes.

Pre-Settlement Inspection Defects Calculator NZ

What is a pre-settlement inspection?

It is the purchaser's opportunity, shortly before settlement, to check that the property is in the condition required by the agreement and that everything on the chattels schedule is present and working. It is not a second building inspection and it is not an opportunity to renegotiate the price. It is a check that what you agreed to buy is what you are about to receive.

What can I actually raise at the inspection?

Damage that has occurred since the agreement was signed, chattels on the schedule that are missing or no longer working, and anything the vendor agreed to do that has not been done. What you cannot raise is something that was already there when you signed, however much you now dislike it, or ordinary fair wear and tear over the intervening weeks. The agreement, not your expectations, sets the standard.

Why is a broken chattel not worth the price of a new one?

Because you agreed to buy a used appliance of a particular age, not a new one. If a nine year old dishwasher has failed, what you have lost is a nine year old dishwasher, which was worth a fraction of a new machine. Claiming full replacement cost asks the vendor to hand you an upgrade, and it is the fastest way to turn a reasonable claim into an argument.

Can I refuse to settle until it is fixed?

Refusing to settle is a serious step that puts you in default if you are wrong, with default interest and worse consequences following. The normal path is far less dramatic: your solicitor raises the issue with the vendor's solicitor and the parties agree either that the vendor remedies it, or that an amount is deducted at settlement, or that a sum is held in a solicitor's trust account until it is resolved. Take advice before threatening not to settle.

What if I only notice after settlement?

Your position is much weaker. Once you have settled you have accepted the property, and pursuing the vendor afterwards means a claim rather than a negotiation, with the cost and difficulty that implies. This is why the pre-settlement inspection deserves an unhurried hour with the chattels schedule in hand rather than a walk-through on the way to somewhere else.

Private Sale vs Agent Calculator NZ 2026

Is it legal to sell your own house in New Zealand without an agent?

Yes. There is no requirement to use a licensed agent to sell your own property in New Zealand. The Real Estate Agents Act 2008 regulates agents rather than owners, and an owner selling their own home is specifically outside it. You still need a lawyer or conveyancer to handle the transfer, and you still need to meet your disclosure obligations to the buyer.

How much is real estate commission in New Zealand?

There is no set rate and no legal maximum. Commission is negotiable and varies by agency and by region. Most structures are tiered, charging a higher percentage on the first portion of the sale price and a lower percentage above it, plus a fixed administration fee, plus GST on the total. Only a minority of New Zealand agencies publish their rates, so the reliable number is the one written in the agency agreement you are asked to sign.

Do private sales achieve lower prices than agent sales?

There is no reliable New Zealand evidence either way, which is why this calculator asks you for both prices rather than applying a discount for you. The honest position is that it depends on the property, the market and how well the sale is run. A property with obvious appeal in a busy market is easier to sell privately than an unusual property in a slow one.

Is GST charged on real estate commission?

Yes. Real estate agency services are subject to GST, so the commission quoted in the agency agreement usually has GST added on top. Check whether the rate you have been quoted includes it, because on a typical New Zealand sale the GST alone runs to several thousand dollars and is easy to overlook when comparing agencies.

What costs stay the same whether I use an agent or not?

Legal fees for the transfer, any mortgage discharge or break costs, and the cost of getting the property ready to sell. Marketing is usually paid by the vendor in both cases, though the amount differs. What changes is the commission, which disappears entirely in a private sale, and your own time, which does not.

Property Purchase Scenario Model Calculator NZ

How much can I borrow for a house in New Zealand?

Your borrowing power is the lowest of three tests: serviceability (your income must cover the repayment at the bank's higher test rate, currently around 6.85 to 7 percent, after living costs and other debts), the Reserve Bank debt-to-income cap of 6 times before-tax income for owner-occupiers or 7 times for investors, and the deposit or loan-to-value limit of about 20 percent for owner-occupiers and 30 percent for investors. This tool works out all three and shows which one limits you.

What is a debt-to-income (DTI) limit?

Since 1 July 2024 the Reserve Bank caps how much banks can lend relative to income. Total debt is generally limited to 6 times a household's before-tax income for owner-occupiers and 7 times for investors, though banks can exceed this on a small share of lending. New builds are exempt.

What deposit do I need to buy a house in NZ?

Loan-to-value limits mean most owner-occupiers need about a 20 percent deposit and investors about 30 percent. New builds are exempt and can often be bought with 10 percent or less. Your deposit can come from cash, equity released by selling a property, and a KiwiSaver first home withdrawal.

What is a mortgage test rate or stress test?

Banks do not check affordability at today's interest rate. They use a higher test rate, currently around 6.85 to 7 percent, so you could still pay if rates rise. This tool defaults to 8 percent as a safety buffer, and you can change it.

Can I use my KiwiSaver and sell my current house in the model?

Yes. You can add up to ten properties and choose to sell each one (which releases its equity for your deposit, after selling costs and any bright-line tax) or keep it. If your KiwiSaver is for a first home, the tool uses it for the deposit, leaving the required $1,000 in the account.

Seller Offer Comparison Calculator NZ

Should I always take the highest offer?

No, and equally you should not automatically prefer an unconditional one. A higher conditional offer can genuinely be worth more than a lower unconditional one, because the price difference can exceed what the risk is worth. The only way to know is to put both onto the same scale, which means pricing the chance of failure, the holding cost of a longer settlement and what a relisting would cost you.

How do I estimate the chance an offer completes?

By judgement, informed by what the conditions actually are. An unconditional offer completes unless the buyer defaults. A finance condition on a buyer with a pre-approval is a lower risk than one on a buyer who has not spoken to a bank. A condition on the sale of the buyer's own house is the highest risk of all, because it puts your sale at the mercy of a transaction you cannot see. Your agent can tell you what they know about each buyer, and that information is worth asking for specifically.

Why does the settlement date matter to the comparison?

Because you keep paying for the property until it settles. Mortgage interest, rates and insurance run the whole time, so an offer settling sixty days out costs you more to reach than one settling in thirty. On an ordinary mortgage that difference runs to a few thousand dollars, which is enough to reverse the ranking of two offers that looked close on price.

What does it actually cost me if an offer falls over?

More than the delay. You have carried the property through the conditional period, you have to relist and often run a second campaign, and the property returns to the market visibly having been under offer and come back, which buyers read as a signal. That last effect is the reason the figure you would realistically net on a later sale is usually below what you would have got first time, and it is a field on this page rather than an assumption.

Is a multi-offer situation different?

The comparison is the same, but the process is regulated. Where more than one offer is being presented, an agent has obligations about how buyers are informed and treated, and the multi-offer process must be handled fairly. That does not change how you value the offers in front of you, which is what this page is for, and your agent should explain the process they are required to follow.

Settlement Apportionment Calculator NZ

What does apportionment mean on a property settlement?

Outgoings like rates and levies are billed for a whole period, but the property changes hands part way through it. Apportionment splits the bill by days so the vendor pays for the days they owned it and the purchaser pays for the days they will. The split is then netted against what has actually been paid, and the difference is settled as one adjustment on the settlement statement.

Who pays the rates on the day of settlement?

The usual New Zealand convention is that the purchaser is responsible from the settlement date onwards, so the vendor bears the day before settlement and the purchaser bears settlement day itself. It is a convention rather than a rule, and the sale and purchase agreement governs. On a typical annual rates bill the difference is a few dollars, so it is rarely worth arguing about, but it is worth knowing which way your agreement points.

What is the New Zealand rating year?

Councils set rates for a year running 1 July to 30 June, and most bill it in four instalments across that year. That matters at settlement because a vendor settling in September has usually paid one or two instalments already, covering a period that runs past the settlement date, so the purchaser reimburses them for the part that belongs to the purchaser.

Are body corporate levies apportioned the same way?

Ordinary levies are apportioned by days in the same way. Special levies are different and are worth asking about specifically, because whether a special levy already struck but not yet due falls on the vendor or the purchaser depends on the agreement and on when the levy was resolved. That question is worth raising with your lawyer before settlement rather than discovering it after.

Does the purchaser always end up paying the adjustment?

No, it depends entirely on whether the vendor has paid ahead. Where the vendor has paid instalments covering a period that extends past settlement, the purchaser reimburses them and the adjustment is payable by the purchaser. Where nothing has been paid and the purchaser will receive the whole bill, the vendor credits the purchaser instead, and the adjustment reduces what the purchaser pays on the day.

Sunset Clause Exposure Calculator NZ

What is a sunset clause?

A sunset clause sets a date by which the development must be completed and title issued. If that has not happened by the sunset date, the clause allows the contract to be cancelled and the deposit returned. It exists because an off the plans contract would otherwise bind a buyer indefinitely to a build that might never finish, and it is a normal and necessary part of the agreement.

Can the developer use the sunset clause to cancel and resell at a higher price?

This is the central risk of the clause and the reason it deserves attention. In a rising market a developer whose project is late may prefer to cancel and resell at current prices rather than complete at the price you agreed. Whether they can depends on how the clause is drafted, including whether cancellation is available to both parties or only one, and whether there are conditions on its use. It is the single most important thing to have a lawyer read before you sign.

Do I get interest on my deposit?

It depends entirely on the contract. The deposit is normally held in a solicitor's or agent's trust account, and who receives the interest it earns is a matter for the agreement rather than a default rule. On a ten per cent deposit held for two years the interest is a meaningful sum, so it is worth knowing which way your contract points and worth asking for it to point at you.

What happens if the sunset clause is triggered?

The contract is cancelled and your deposit comes back, usually with whatever interest the contract says you are entitled to. The problem is not the deposit, it is the time. You have been out of the market for the whole period, and if prices have risen the same money now buys less than it would have when you signed. That is the real loss, and it is not compensated by getting the deposit back.

Is buying off the plans a bad idea?

No, and the calculation here is not an argument against it. Fixing a price today for a house delivered in two years is genuinely valuable if prices rise, and buyers often get a better property than they could otherwise afford. The point is that the price certainty is bought with a locked deposit and a completion risk, both of which have a dollar value that should be weighed against the benefit rather than assumed to be zero.

Unconditional Offer Risk Calculator NZ

What does going unconditional actually mean?

It means the sale and purchase agreement has no remaining conditions that let you walk away. Once unconditional you are contractually bound to complete the purchase on the settlement date, whatever you subsequently discover about the property, your finance or its value. A conditional offer, by contrast, gives you a defined period to satisfy conditions such as finance, a building report or a LIM, and lets you cancel if you cannot.

What happens if I cannot settle after going unconditional?

The consequences go well beyond losing the deposit, which is the part most buyers know about. The vendor can cancel and resell, and if the resale brings less than your price they can pursue you for the difference along with their costs and interest. That is why this calculator has a field for liability beyond the deposit. The exposure is not capped at the deposit and in a falling market it can be considerably larger.

Why would a vendor accept less for an unconditional offer?

Because certainty has value to them too. A conditional offer might collapse, and while it is live the vendor usually cannot sell to anyone else, so the property sits off the market with the risk of coming back on it looking stale. An unconditional offer removes all of that. How much that certainty is worth varies with the market and with how many other buyers are circling, which is exactly what the discount field is asking you to find out.

Can I go unconditional safely?

You can reduce the risks rather than remove them. Doing the building report, the LIM and the valuation before offering rather than after converts unknowns into knowns, and having finance confirmed for that specific property rather than relying on a general pre-approval removes the largest single risk. That work costs money and may be wasted if you do not win the property, which is a real cost worth weighing, but it is far smaller than the exposure it removes.

Are these probabilities based on New Zealand data?

No, and they are not presented as if they were. There is no reliable public New Zealand dataset on how often finance falls through or how often a serious defect is missed, so the calculator asks for your own estimates rather than supplying figures dressed up as evidence. The defaults are placeholders to make the arithmetic visible. What the tool contributes is the structure and the margin of safety, not the inputs.

Airbnb Nightly Rate Calculator NZ

How do I set an Airbnb nightly rate?

Start from the rate that covers your costs at your realistic occupancy, then add a margin for profit and a buffer for quiet seasons. Pricing below your break-even rate means the property loses money even when booked.

Why does occupancy matter so much?

Your costs are spread over only the nights you are booked, not all 365. At 60 percent occupancy you have about 219 paid nights to cover a full year of costs, so each night must carry more than if you were always full.

What costs should I include?

All annual costs: mortgage or rent, rates, insurance, power, internet, cleaning, consumables, platform fees, maintenance and any management fee. Short-stay also has tax and council rules to consider.

Apartment Strengthening Cost Calculator NZ

Who pays for apartment earthquake strengthening?

In a unit-title building, owners share the cost of strengthening common structure, usually in proportion to their ownership interest or utility interest, collected through a special levy from the body corporate.

Take the total strengthening cost and multiply by your ownership share. The body corporate may spread the special levy over a period rather than charging it all at once, which this calculator can show as an annual amount.

Why does this matter when buying?

An earthquake-prone building may face large strengthening bills. Check the building's seismic rating, any engineering assessment, and the body corporate's plans and reserves before buying, because the cost can run to tens of thousands per unit.

Body Corp vs Freehold Ownership Cost Calculator NZ

Is an apartment cheaper to own than a house?

Not necessarily. Apartments charge body corporate levies that cover building insurance and shared maintenance, while a freehold house owner pays insurance and maintenance directly. The total can land either way depending on the building and the house.

What is included in body corporate levies?

Usually building insurance, shared area maintenance and management, and contributions to a long-term maintenance fund. That means an apartment owner does not separately pay building insurance or exterior upkeep, which a house owner does.

What costs should I compare?

For the apartment, the body corporate levy plus council rates. For the house, rates plus building insurance plus an allowance for maintenance. This calculator totals each so you compare like with like.

Build vs Buy Existing Home Calculator NZ

Is it cheaper to build or buy in New Zealand?

It depends. Building lets you get exactly what you want and a new home with low early maintenance, but land, build costs, consents and the extras like driveways and landscaping add up. Buying existing is often faster and sometimes cheaper, but may need renovation.

What extra build costs do people forget?

Consents and council fees, site works, driveways, fencing, landscaping, floor coverings, blinds and connection of services. These can add a large sum on top of the headline build price.

What about time and stress?

Building takes longer and carries the risk of cost overruns and delays, while buying existing is quicker but you inherit the home as it is. Weigh those factors alongside the dollar comparison.

Building Inspection and Due Diligence Cost Calculator NZ

What does a building inspection cost in New Zealand?

A pre-purchase builder's report typically costs a few hundred to around a thousand dollars depending on the property. It is money well spent to uncover issues before you commit.

What due diligence should I budget for?

Commonly a builder's report, a LIM from the council, a registered valuation, a meth test, drainage or CCTV checks where relevant, and your lawyer's review of the title and contract. Together these protect a very large purchase.

Is due diligence worth the cost?

Almost always. A few thousand dollars of checks can reveal weathertightness, structural or title problems worth tens or hundreds of thousands, or give you grounds to renegotiate or walk away.

Buy a House vs Build in a New Subdivision Calculator NZ

Is building in a new subdivision cheaper than buying existing?

Sometimes, but a bare section needs more than the build price: fencing, landscaping, a driveway, clothesline, letterbox and sometimes services connections that an established home already has. Total all of these to compare fairly.

What is special about a new subdivision section?

New subdivision sections are often sold bare, with covenants on design and timeframes to build. The land may be titled or yet to title, and you fund the build in stages. Established homes are move-in ready by comparison.

Does a new build have other advantages?

Yes. New builds can have low maintenance, a Master Build or similar guarantee, healthy-homes-ready features, and KiwiSaver and lending advantages in some cases. Weigh these against the time and effort to build.

Conveyancing Fee Estimator NZ

What is conveyancing?

Conveyancing is the legal work of transferring property ownership. A lawyer or conveyancer reviews the contract and title, handles the LIM and searches, manages the settlement money, and registers the transfer with Land Information New Zealand.

How much does conveyancing cost in New Zealand?

The legal fee for a standard residential purchase or sale is commonly around 1,200 to 2,500 dollars, plus disbursements such as LINZ registration, a LIM report, AML identity checks and search fees. Complex titles or finance arrangements cost more.

What are disbursements?

Disbursements are third-party costs your lawyer pays on your behalf and passes on, such as the LINZ registration fee, the council LIM, title searches and bank fees. They are charged on top of the lawyer's professional fee.

Cross-Lease and Unit Title Risk Cost Calculator NZ

Why are cross-lease titles risky?

On a cross-lease, owners share ownership of the land and lease their flat, and the title relies on a flats plan that must match the buildings. Additions or alterations that were never updated on the plan create a defective title that can be costly to fix and can affect selling and lending.

What does it cost to fix a defective flats plan?

Updating a flats plan typically needs a surveyor, a new plan, legal work, the consent of the other cross-lease owners, and sometimes council sign-off on past works. Costs commonly run into the thousands and depend on the property and the cooperation of others.

Should I avoid cross-lease properties?

Not necessarily, but go in with eyes open. Get a lawyer to review the title and flats plan, check whether the buildings match the plan, and budget for any fix. This tool gives an indicative cost, not legal advice.

Deposit Gap Calculator NZ

How much deposit do I need for a house in New Zealand?

Many lenders look for around a 20% deposit, though lower deposit lending is available subject to conditions. This calculator lets you set your target percentage and see exactly how much that is and how far off you are.

Does KiwiSaver count towards my deposit?

Yes, a KiwiSaver first home withdrawal can form part of your deposit. Include the amount you can withdraw and the calculator adds it to your available funds.

What is loan-to-value ratio?

Loan-to-value ratio, or LVR, is the loan as a percentage of the property value. A bigger deposit means a lower LVR, which generally makes lending easier and can mean a better rate.

Downsizing Net Gain Calculator NZ

How much cash does downsizing free up?

It is the difference between what you sell for and what you buy for, less the costs of selling and moving such as agent fees, legal fees and removal. This calculator works out the genuine cash left over after all of that.

What costs come out of a downsizing move?

Real estate agent commission, legal fees on the sale and purchase, moving and removal costs, and any work to ready the home for sale. These can add up to tens of thousands, so they matter to the net gain.

Is downsizing worth it financially?

If it frees up meaningful cash and lowers your running costs, downsizing can strengthen your retirement or savings. But if the smaller home costs nearly as much, the costs of moving can eat most of the gain, so it pays to check the numbers.

First Home Buyer All-In Cost Calculator NZ

What costs do first home buyers forget?

Beyond the deposit, first home buyers need cash for legal and conveyancing fees, a building inspection, a LIM report, a registered valuation if the bank requires one, moving costs, and setting up house and contents insurance. Together these add several thousand dollars.

How much deposit do I need?

Most banks want at least 20 percent for existing homes, though low-deposit lending and First Home Loan options can allow 5 to 10 percent. A smaller deposit may attract a low-equity premium, an extra cost on top of these.

Can KiwiSaver cover these costs?

A KiwiSaver first home withdrawal can go toward your deposit and purchase, but you must leave a minimum balance, and the withdrawal usually funds the deposit rather than the smaller setup costs, so keep separate cash for those.

First Home Buyer Calculator NZ 2026

What is the First Home Buyer Calculator NZ 2026?

Plan your first home purchase in New Zealand. See your deposit position and LVR, loan repayments across terms and rates, ongoing ownership costs, and one-off purchase costs in one place.

Is the First Home Buyer Calculator NZ 2026 free to use?

Yes. The First Home Buyer Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the First Home Buyer Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand and uses current New Zealand rules and rates where they apply. Results are indicative estimates and not financial advice.

First Home Buyer First Year Cost Calculator NZ

Why is the first year of owning so expensive?

The first year stacks the one-off costs of buying, such as legal fees, inspection and moving, on top of a full year of ongoing costs: mortgage payments, rates, insurance and maintenance. After year one the one-off costs fall away and the ongoing costs continue.

What ongoing costs come with a home?

The main ongoing costs are your mortgage payments, council rates, house and contents insurance, and maintenance. Body corporate levies apply to apartments and some townhouses. These continue every year you own the home.

How much should I budget for maintenance?

A common rule of thumb is around one percent of the home's value a year for maintenance, though older homes can cost more. Setting aside a regular amount avoids being caught out by a big repair.

Guarantor Risk Exposure Calculator NZ

What does being a guarantor mean?

As a guarantor you promise to repay someone else's loan if they cannot. If the borrower defaults and the lender sells the security for less than is owed, you can be pursued for the shortfall, up to your guarantee limit.

What is the difference between a limited and unlimited guarantee?

A limited guarantee caps your liability at a set dollar amount, so your exposure cannot exceed that cap. An unlimited guarantee exposes you to the whole debt and costs. Always try to negotiate a limited guarantee and take independent legal advice.

How is my exposure worked out?

If the borrower defaults, the lender sells the security. The shortfall is the loan balance minus what the sale recovers. Your exposure is that shortfall, but no more than your guarantee limit. This tool estimates a worst-case figure, not advice.

Historical Mortgage Rates Analysis Calculator NZ 2026

What is the Historical Mortgage Rates Analysis Calculator NZ 2026?

Compare current NZ mortgage rates against RBNZ historical averages back to 1998. See your rate's percentile ranking, min, median, and max, and a recommendation on whether rates are historically high or low.

Is the Historical Mortgage Rates Analysis Calculator NZ 2026 free to use?

Yes. The Historical Mortgage Rates Analysis Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Historical Mortgage Rates Analysis Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand and uses current New Zealand rules and rates where they apply. Results are indicative estimates and not financial advice.

Home Deposit Timeline Calculator NZ

How long will it take to save a house deposit?

It depends on your target, what you have saved, and how much you put aside each month, plus any KiwiSaver you can withdraw. This calculator projects the months to reach your goal and lets you adjust your savings to bring the date forward.

Can I use KiwiSaver for my first home deposit?

Many KiwiSaver members can withdraw most of their balance for a first home, subject to the rules. Including your expected withdrawal in the calculator shows how much sooner you reach your deposit goal.

How can I save a deposit faster?

Increasing your monthly saving has the biggest effect, followed by earning interest on your savings and using a KiwiSaver first home withdrawal. Try different savings amounts to see the date move.

Home Equity Calculator NZ 2026

What is the Home Equity Calculator NZ 2026?

Calculate your home equity in NZ. Enter your property value and mortgage balance to see your total equity, usable equity at 80% LVR, and how equity grows over time. Includes scenarios for property value changes and extra repayments.

Is the Home Equity Calculator NZ 2026 free to use?

Yes. The Home Equity Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Home Equity Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand and uses current New Zealand rules and rates where they apply. Results are indicative estimates and not financial advice.

House Affordability Calculator NZ

How much house can I afford?

It comes down to two things: your deposit and the mortgage repayment you can comfortably manage. This calculator turns the repayment you can afford into a loan amount at a given rate and term, then adds your deposit to estimate the house price you can reach.

What deposit do I need in New Zealand?

Most banks want at least a 20% deposit, though some lending is available with less, often at a higher rate. A larger deposit reduces the loan, the repayments, and usually the interest rate offered.

What repayment can I afford?

A common guide is to keep housing costs under about a third of your take home pay, but the right figure is what fits your budget with room for rates, insurance, and rising interest. Banks also test your loan at a higher rate than the current one.

House Closing Costs Calculator NZ

What are closing costs on a house?

Closing costs are the costs of completing a purchase, separate from the deposit and price. In New Zealand they include legal and conveyancing fees, a LIM report, a building inspection, a valuation if required, LINZ registration, insurance and moving costs.

How much are closing costs in New Zealand?

They are usually a small percentage of the purchase price, commonly around 1 percent or a few thousand dollars, much less than in some countries because New Zealand has no stamp duty. This tool shows the dollar total and the percentage of price.

Is there stamp duty in New Zealand?

No. New Zealand does not charge stamp duty on residential property purchases, which keeps closing costs low compared with Australia and other countries. Your main costs are legal, inspection and reports.

House Deposit Savings Calculator NZ

How big a deposit do I need to buy a house?

Lenders typically prefer a 20 percent deposit to avoid low-equity fees, though some loans accept less, and First Home Loans can allow as little as 5 percent. This calculator lets you set any deposit percentage to see how it changes the time to save.

Can I use KiwiSaver for my deposit?

Often yes. Many people can withdraw most of their KiwiSaver balance toward a first home deposit, and may qualify for additional support. Including your expected KiwiSaver contribution in your savings can shorten the timeline this calculator shows considerably.

How can I save a deposit faster?

Increasing your monthly saving has the biggest effect, followed by a higher interest rate and accepting a smaller deposit percentage. This calculator lets you test each lever so you can see which gets you to your goal soonest for your situation.

Interest Rate Rise Impact Calculator NZ

How much does a 1% rate rise add to my mortgage?

On a large balance, even 1% adds a meaningful amount each month. The exact figure depends on your balance and remaining term, which this calculator works out by comparing repayments at your current and higher rates.

Why stress test for a rate rise?

Rates move over time, and most mortgages re-fix every year or two. Testing how a rise would affect your budget now helps you avoid being caught short when your fixed term ends or floating rates climb.

What can I do to soften a rate rise?

Pay extra while rates are low to reduce the balance, build a buffer, split your loan across terms, or extend the term (which lowers repayments but adds interest). Knowing the impact early gives you time to act.

Kainga Ora First Home Partner Calculator NZ

What is Kainga Ora First Home Partner?

It is a shared ownership scheme where Kainga Ora buys a share of a home alongside you, reducing the mortgage you need. You own the rest, live in the home, and buy out Kainga Ora's share over time. The scheme is fully subscribed and closed to new applicants, so this is for existing customers and general understanding only.

How much does Kainga Ora contribute?

Kainga Ora can contribute up to 25 percent of the purchase price, capped at 200,000 dollars, and you generally need at least a 5 percent deposit. The exact amount depends on what you can afford to borrow and the eligibility rules at the time.

Yes, over time you buy back Kainga Ora's share in stages until you own the home outright. The buy-back is based on the home's value at the time, so it can cost more if the home has risen in value. Check current scheme rules and eligibility.

KiwiBuild NZ: Ended in 2024

What are the KiwiBuild income caps?

A single buyer must have a gross income at or below 120,000 dollars in the 12 months before buying. For two or more buyers the combined cap is 200,000 dollars. These caps apply to before-tax income.

What else do I need to qualify for KiwiBuild?

You must be a New Zealand citizen, permanent resident or resident-visa holder ordinarily living here, be at least 18, be a first home buyer or in a similar position, and intend to live in the home for at least the required period rather than rent it out or flip it.

Are there price caps too?

Yes. KiwiBuild homes have regional price caps that vary by location and the type of home. This tool checks the income test; confirm the current price caps and full criteria on the official KiwiBuild website.

Land Covenant and Easement Cost Calculator NZ

What is the difference between a covenant and an easement?

A covenant is a promise registered on a title that restricts how land can be used, such as a building or fencing rule. An easement is a right over someone else's land, such as a right of way or a right to run services across it. Both are registered against the title.

What does it cost to create or vary one?

Costs usually include legal fees to draft and register the instrument, a surveyor if a plan is needed, LINZ registration fees, and sometimes compensation to the affected landowner. The total depends on complexity and whether others must agree.

Can I remove an existing easement or covenant?

Sometimes, by agreement with the parties who benefit from it, or in some cases through the courts or the council. It can be involved and is not guaranteed, so get legal advice before relying on being able to remove one.

Land Holding Cost Calculator NZ

What does it cost to hold bare land?

The main cost is interest on the money tied up in the land, plus council rates, and smaller costs like insurance, mowing and weed control. These run every year you hold the section before building, and add up quickly.

Why does holding land cost so much?

Bare land earns no rent while you pay interest and rates on it, so it is a pure cost until you build or sell. The longer you hold it, the more it costs, which is why long delays before building hurt.

Should I buy land early and build later?

Sometimes the land gains value faster than the holding cost, sometimes not. Compare the holding cost here against any expected rise in the land's value, and remember build costs may also rise while you wait.

Property Legal Fees Calculator NZ

How much are legal fees when buying a house in NZ?

Conveyancing for a standard purchase often runs from around $1,500 to $3,000 plus GST, depending on the lawyer and complexity, plus disbursements such as LINZ registration and title searches. Selling is usually a little less.

What are disbursements?

Disbursements are third-party costs your lawyer pays on your behalf, such as LINZ registration fees, title and LIM searches, and bank documentation. They are added to the lawyer's fee and are usually a few hundred dollars.

Is GST charged on legal fees?

Yes, 15% GST applies to the lawyer's professional fee. This calculator lets you add GST so you see the full amount you will pay at settlement.

Low-Equity Premium Calculator NZ

What is a low-equity premium?

A low-equity premium, or LEM, is an extra cost banks charge when you borrow with less than a 20 percent deposit, to compensate for the higher risk. It is usually a margin added to your interest rate, and sometimes a one-off fee instead.

How much is the low-equity premium?

It rises as your deposit shrinks. The margin is often small between 80 and 85 percent LVR and larger above 90 percent, commonly somewhere between 0.25 and 1.5 percent a year on the loan. Each bank sets its own bands and rates.

How do I get rid of it?

The premium usually stops once your loan-to-value ratio falls below 80 percent, through repayments and rising value. You can ask the bank to review and remove it once you have enough equity, which can save a meaningful amount each year.

Low-Equity Premium (LEM) Cost Calculator NZ

What is a low-equity premium (LEM) in New Zealand?

A low-equity premium (LEM) is an additional interest rate margin charged by New Zealand banks when a borrower's deposit is less than 20% of the property's purchase price (that is, the loan-to-value ratio or LVR is above 80%). The margin compensates the bank for the higher risk of lending at a high LVR. Most major NZ banks apply a rate margin that is added on top of their standard mortgage rate. The margin reduces in tiers as equity builds, and is removed entirely once the LVR drops to 80% or below. Typical margins range from around 0.25% per annum for LVR just above 80% to 1.5% per annum for LVR near 95%.

When does a low-equity premium end?

A low-equity premium ends when your loan-to-value ratio (LVR) drops to 80% or below. This happens through a combination of your regular principal repayments reducing the loan balance and any growth in the property's value. You can ask your bank to reassess and remove the LEM once you believe your equity has reached 20%. Banks typically require a registered property valuation to confirm the new value before removing the margin. Some banks reduce the margin in steps as equity passes through intermediate thresholds (for example at 85% LVR).

Can I avoid a low-equity premium?

Yes. The most direct way to avoid a LEM is to save a deposit of at least 20% of the purchase price before you borrow. If you are a first-home buyer, a Kainga Ora First Home Loan allows you to borrow with as little as a 5% deposit without a LEM, provided you meet income and purchase price caps and use a participating lender. Some banks charge a one-off low-equity fee instead of an ongoing rate margin, which can be more cost-effective if you expect to reach 20% equity quickly. Using a mortgage broker can help you compare how different lenders structure their low-equity costs.

Negative Gearing Threshold Calculator NZ

What is negative gearing?

A rental is negatively geared when its rent does not cover its costs, so the owner tops it up from their own pocket each year. The hope is that capital growth more than makes up for the cash shortfall over time.

What is the negative gearing threshold?

It is the weekly rent at which the property breaks even, with rent exactly covering interest, rates, insurance, maintenance and management. Below it the property runs at a cash loss; above it the property is cash-flow positive.

Can I deduct rental losses against other income?

New Zealand has rules around interest deductibility and ring-fencing of residential rental losses that change how losses are treated for tax. This tool looks at cash flow, not tax. Check the current rules with Inland Revenue or an accountant.

Property Break-Even Holding Period Calculator NZ

Why does holding period matter?

Buying and selling a property both cost money, mainly legal fees on the way in and agent commission on the way out. If you sell too soon, capital growth may not have covered those costs and you can come out behind, even if the price rose.

How is the break-even period worked out?

It divides the total buying and selling costs by the dollar amount the property grows each year. The result is the number of years of growth needed just to cover the transaction costs.

Does this include holding costs?

No. This tool covers transaction costs versus capital growth only. Ongoing costs like mortgage interest, rates and maintenance, and the rent you would otherwise pay, mean the true break-even versus renting is usually longer.

Property Capital Value Change Calculator NZ 2026

What is the Property Capital Value Change Calculator NZ 2026?

Calculate the annualised capital value change for any NZ property. Enter purchase value, current value, and years held to see the compound annual growth rate.

Is the Property Capital Value Change Calculator NZ 2026 free to use?

Yes. The Property Capital Value Change Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Property Capital Value Change Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand and uses current New Zealand rules and rates where they apply. Results are indicative estimates and not financial advice.

Cap Rate Calculator NZ 2026

What is the Property Capitalisation Rate Calculator NZ 2026?

Calculate the capitalisation rate (cap rate) for any NZ investment property. Divide net operating income by current market value to compare investment opportunities on a like-for-like basis.

Is the Property Capitalisation Rate Calculator NZ 2026 free to use?

Yes. The Property Capitalisation Rate Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Property Capitalisation Rate Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand and uses current New Zealand rules and rates where they apply. Results are indicative estimates and not financial advice.

Property Location Cost Calculator NZ 2026

What is the Property Location Cost Calculator NZ 2026?

Calculate how location affects your property and living costs in New Zealand. Compare commute costs, regional price differences, and the true cost of choosing one location over another.

Is the Property Location Cost Calculator NZ 2026 free to use?

Yes. The Property Location Cost Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Property Location Cost Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand homebuyers. It uses only the figures you enter, such as your own fuel cost per kilometre and value of time, with no embedded rates. Results are indicative estimates and not financial advice.

Property Manager Fee vs Self-Manage Calculator NZ

How much does a property manager cost?

In New Zealand management fees are commonly around 7 to 9 percent of the rent collected, plus a letting fee when finding a new tenant and sometimes charges for inspections or admin. On a typical rental this runs to a few thousand dollars a year.

Is it worth self-managing?

Self-managing saves the management fee but costs your time and means handling the law, inspections, rent arrears and repairs yourself. Whether it is worth it depends on the value of your time, your knowledge of the rules, and how hands-on you want to be.

What does a manager actually do?

They advertise and let the property, screen tenants, collect rent, handle inspections and maintenance, and keep you compliant with tenancy law. A good manager can reduce vacancy and arrears, which can offset part of the fee.

Property New Build Calculator NZ 2026

What is the Property New Build Calculator NZ 2026?

Estimate the total cost of a new build property in New Zealand. Enter floor area, land cost, build rate per m2, and additional costs to see a full budget breakdown for your new build project.

Is the Property New Build Calculator NZ 2026 free to use?

Yes. The Property New Build Calculator NZ 2026 is free to use on Calculate.co.nz, with no sign-up, paywall or account required.

Is the Property New Build Calculator NZ 2026 made for New Zealand?

Yes. It is built for New Zealand new build projects. It does not apply any tax or statutory rates; it simply totals the GST inclusive figures you enter for each cost category and shows each category as a percentage of the total. Results are indicative estimates based on your own quoted figures and not financial advice.

Property Ownership Cost Calculator NZ

What are the property ownership types in New Zealand?

The main types are freehold, cross-lease, unit title and leasehold. They differ in what you own and the ongoing costs, such as body corporate levies on a unit title or ground rent on leasehold.

Why does ownership type affect cost?

A unit title usually has body corporate levies covering shared maintenance and insurance, and leasehold has ground rent paid to the landowner. These add to the rates, insurance and maintenance that apply to all properties.

Why can a cheaper property cost more to own?

A leasehold or unit-title property may have a lower purchase price but high ongoing costs like ground rent or body corporate levies, so the annual cost of holding it can be higher than a freehold.

Rates Bill 2026 Estimator NZ

How are council rates calculated in New Zealand?

Most rates are made up of a general rate, which is your property's capital or land value multiplied by a rate in the dollar set by the council, plus fixed charges such as a uniform annual general charge and targeted rates for water and refuse.

Where do I find the rate in the dollar?

Your council's website and your rates notice show the rate in the dollar and the fixed charges. They vary widely between councils and change each year when the council sets its budget, so use your own council's current figures.

Why are rates rising in 2026?

Many councils have set above-inflation rates increases to fund water, roading and infrastructure. Revaluations can also shift how the total is shared between properties. Check your council's adopted rates increase for the most accurate figure.

Rates by Region Calculator NZ

How are council rates worked out in New Zealand?

Rates are largely based on a property's rateable or capital value multiplied by a rate set by the council, plus fixed charges. Because each council sets its own rate, the cost on a similar property varies a lot from region to region.

Why do rates differ so much by region?

Councils have different costs, services and property values, so they set different rates in the dollar and different fixed charges. A home of the same value can cost very different amounts in rates depending on where it is.

How do I compare rates between regions?

Enter a property value and each region's rate in the dollar, plus any fixed charge, and the calculator shows the yearly and weekly cost side by side, so you can compare what a similar home would cost in rates in each place.

Rates Postponement Calculator NZ

What is rates postponement?

Some councils let eligible homeowners, often older people, defer paying their rates. The postponed rates plus interest and fees build up and are usually repaid later, commonly from the sale of the home or the estate.

How much does rates postponement cost over time?

Because interest and fees are added to the deferred rates each year, the balance owed grows steadily. This calculator projects that balance so you can weigh the relief of lower outgoings now against the cost to your equity later.

Who offers rates postponement?

Availability and the terms vary by council, and there are eligibility rules. Check with your local council for the current scheme, interest rate and fees before relying on it.

Rates Revaluation Impact Calculator NZ

Does a higher valuation mean higher rates?

Not necessarily. Rates are shared across the district based on relative value. If your value rose by about the same as everyone else, your share, and your rates, may barely change. Only if your value rose more than the district average does your share tend to rise.

How do council rates work after a revaluation?

The council sets the total rates it needs to collect, then divides it across properties by value. A revaluation changes how the share is split, not the total. Your rates move with your value relative to the district average.

Why did my rates rise even though everyone was revalued?

If your property value increased by more than the district average, your share of the total rates rises. The council total rates requirement can also increase separately, which lifts everyone's bill.

Section Plus Build Total Cost Calculator NZ

Why is a build more than the section and house price?

Beyond the land and the build contract, you also pay for site works like earthworks and connecting services, council consents and development contributions, the driveway and landscaping, and you should hold a contingency. These extras often add a hundred thousand dollars or more.

What are site works?

Site works prepare the land for building: earthworks, retaining, drainage, and connecting water, power, sewer and telecommunications. A flat, serviced section costs little; a steep or unserviced one can cost a great deal.

How big a contingency should I hold?

A contingency of around 10 to 15 percent of the build is sensible, because variations, ground conditions and cost rises are common. Running out of contingency partway through a build is a common and stressful problem.

Subdivision Cost Calculator NZ

How much does it cost to subdivide?

Subdivision costs vary hugely by site and council, but commonly run well into six figures once survey, resource consent, services, legal, development contributions and a contingency are counted. Connecting services is often the largest and most variable cost.

What are development contributions?

They are charges councils levy on new lots to help fund the wider infrastructure the development draws on, such as roads, water and reserves. They can be tens of thousands of dollars per new lot and vary widely between councils.

Is subdividing worth it?

It can be very profitable, but only if the value of the new lots comfortably exceeds the total cost. Compare the cost here against likely sale prices, and get professional advice early, as feasibility depends heavily on the site and zoning.

Town House vs Lifestyle Block Calculator NZ

Is a lifestyle block more expensive to run than a town house?

Usually yes. A lifestyle block has more land and buildings to maintain, often its own water and wastewater systems, and a longer commute, which together tend to outweigh a town house's body corporate levy. The space and privacy come at an ongoing cost.

What extra costs does a lifestyle block have?

Beyond higher general maintenance, expect costs for a septic tank or wastewater system, a bore or tank water supply and pump, fencing, mowing large areas, and more travel for work, school and shopping. These add up across a year.

What about the town house body corporate?

Many town houses have a body corporate or residents' society levy covering shared maintenance and insurance. It is a real annual cost, but town houses are otherwise low-maintenance and central, which this comparison weighs against the block.

Turnkey vs Build Contract Cost Calculator NZ

What is a turnkey build?

A turnkey build is a fixed-price package where the builder handles everything and you pay on completion, getting the keys to a finished home. The price is higher and more certain, and the builder carries most of the risk of cost overruns and variations.

How is a standard build contract different?

With a standard contract you pay progress payments as the build proceeds, so you pay interest on the drawn loan during construction, and you wear the cost of variations and many allowances. The base price can be lower, but the final cost is less certain.

Which works out cheaper?

It depends. A standard contract can have a lower headline price, but once variations and progress-payment interest are added, the gap narrows or disappears. Turnkey costs more up front but removes much of the risk, which can be worth paying for.

Weathertightness Repair Cost Calculator NZ

How much do leaky home repairs cost?

It ranges enormously. A targeted repair of a few problem areas might be modest, while a full reclad of a leaky home runs to many hundreds of thousands of dollars once you add consents, temporary accommodation and contingency. The extent of the damage is the biggest driver.

What is a full reclad?

A full reclad strips the exterior cladding, replaces damaged framing and building wrap, and re-clads the whole building to a weathertight standard. It is the most thorough and most expensive option, often needed where moisture damage is widespread.

Should I get a weathertightness assessment?

Yes. Before buying or repairing a home from the leaky-building era, get a specialist moisture and weathertightness assessment. It tells you the extent of any damage and guides whether a targeted repair or a full reclad is needed. This tool is only an indicative estimate.

Wedding vs House Deposit Calculator NZ

What is the opportunity cost of a wedding?

It is what the money could have done instead, such as a house deposit that grows over time. A wedding is a valid choice, but seeing the alternative helps you decide how much to spend.

Should I spend on a wedding or save for a house?

There is no right answer; it is about your priorities. This calculator shows what the wedding budget would be as a deposit and how it could grow, so you can choose with eyes open.

How is the growth calculated?

The calculator grows the wedding amount at an assumed return over a number of years, to show what it might be worth if invested or added to a deposit instead. Returns are not guaranteed.

Property Development Feasibility Calculator NZ 2026

What return should I target on a NZ development?

Industry convention is 15% to 20% gross margin as a minimum for residential development. Banks typically require at least a 15% margin to support construction lending. More complex projects (apartments, multi-stage developments) or those in less certain markets may require 20% or more to justify the additional risk.

How is finance cost calculated here?

Finance cost is estimated as 50% of the peak loan amount (loan-to-cost ratio times TDC), multiplied by the annual interest rate, multiplied by the build period in years. The 50% factor approximates a progressively drawn-down construction loan rather than a fully drawn loan from day one, which would overstate the cost.