Home Upgrade Cost & Loan Calculator

Accurate bridging loan modelling based on Australian lender policies — combined security LVR, IO vs capitalised interest, serviceability basis, and eligibility checks.

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Current Property

What you own today

Current Market Value (bank security)

Existing Mortgage Balance

Expected Sale Price (may differ from value)

Additional Savings Available

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Selling Costs

Cost to sell your current home

Agent Commission

Commission ($)

Marketing & Advertising

Conveyancer / Solicitor (selling)

Auctioneer Fee (optional)

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New Property

What you're buying

Purchase Price

State / Territory

Stamp Duty (auto-calculated)

Conveyancer (buying)

Building & Pest

Loan Application Fee

Moving Costs

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Finance Settings

Loan parameters for all three scenarios

New Home Loan (end debt)

Interest Rate (p.a.)

Loan Term

yrs

Existing Loan (Option 2A overlap)

Current Rate (p.a.)

Remaining Term

yrs

Bridging Loan (Option 2B)

Bridging Rate (p.a.)

Bridging Period

mths

Bridging Repayment Mode

IO mode: Pay monthly interest on peak debt. Serviceability assessed on IO payments at peak debt level (ANZ, CommBank).

Net Equity from Sale

—

After mortgage & selling costs

Total Selling Costs

—

of sale price

Total Buying Costs

—

incl. stamp duty

Sell-First LVR

—

Buy-First LVR (end)

—

Bridge Combined LVR ★

—

Bridge End LVR

—

★ Bridging Combined LVR = Peak debt ÷ (both property values). Must be ≤80% for lender approval. LMI is not available for bridging loans.

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Scenario Comparison

Three upgrade pathways — live calculations based on Australian lender policy

Option 1

Sell First, Buy Later

● Low Risk

Loan Amount—

LVR on New Property—

LMI (est.)—

Monthly Repayment (P&I)—

30yr Total Interest—

Dual Mortgage CostNone

Bridging InterestNone

Transaction Cost

—

Option 2A

Buy First — Full Serviceability

● Medium Risk

Initial New Loan—

End Loan (post-sale)—

LVR (post-sale)—

LMI (est.)—

End Monthly Repayment—

Monthly Overlap Cost—

Total Overlap Cost—

Transaction Cost

—

Option 2B

Buy First — Bridging Loan

● Higher Risk

Peak Debt & Combined LVR

Equity in Current Property—

Existing Property LVR—

Peak Debt (bridging loan)—

Combined Security LVR ★—

Max Eligible LVR80.0%

IO Repayment During Bridge

Monthly IO Payment—

Total Bridge Interest (IO)—

After Sale — End Debt

Net Sale Proceeds—

End Debt (post-sale)—

End LVR on New Property—

LMI on End Debt (est.)—

End Monthly Repayment—

Serviceability Basis

Assessed On—

Monthly Svc Obligation—

Total Transaction Cost

—

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Enter your numbers to receive a personalised strategy recommendation.

Transaction Cost Breakdown

⚠️ Sale Price Stress Test

Impact on bridging eligibility and loan amounts when your property sells below expectations.

Scenario A · Sale −5%

Adjusted Sale—

Net Equity—

Sell-First Loan—

Combined Bridge LVR—

Bridge End Debt ↑—

Bridge Eligibility—

Scenario B · Sale −10%

Adjusted Sale—

Net Equity—

Sell-First Loan—

Combined Bridge LVR—

Bridge End Debt ↑—

Bridge Eligibility—

Scenario C · Bridge Extended 12m

Peak Debt—

IO Interest (12m)—

Capitalised End Debt—

Extra vs 6m—

End Repayment—

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Australian Lender Bridging Policy Reference

CommBank

Term: Max 12 months
LVR: ≤80% combined security
Repayments: IO or capitalised (choice)
Serviceability: IO on peak debt
Eligibility: Existing CBA customers only
LMI: Not available on bridging

ANZ

Term: Max 12 months (no extension)
LVR: ≤80% on new property value
Repayments: IO during bridging period
Serviceability: IO on peak debt (both loans)
Eligibility: Must service both loans
LMI: Not available on bridging

Westpac

Term: Max 12 months
LVR: ≤80% combined; LMI if >80%
Repayments: Capitalised (preferred)
Serviceability: On end debt (if uncond. contract)
Eligibility: Existing Westpac customers preferred
LMI: Available >80% peak (exception)

NAB / Adelaide Bank

Term: Max 12 months
LVR: ≤80% peak (Adelaide Bank explicit)
Repayments: IO (minimum); can capitalise
Serviceability: End debt (unconditional sale contract)
Equity req.: ≥20% in existing property
LMI: Not available (Adelaide Bank policy)

★ Combined LVR = Peak debt ÷ (current property value + new property value). Bridging loans are generally NOT covered by LMI — a >80% combined LVR is a lender decline in most cases. Westpac is the notable exception where LMI may apply. Always verify current policy with individual lenders as criteria change.

All figures are estimates for planning purposes only and do not constitute financial advice. Lender policies are indicative and subject to change — verify with individual lenders.
Stamp duty calculations are indicative; concessions may apply for first home buyers and pensioners. LMI premiums are approximated from published Helia/QBE rate schedules.
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