Same $900k NSW purchase: 20% vs 10% deposit cash
Lower deposit frees savings for duty — or it traps you in LMI. See both stacks on one page.
Engine 2026-07-ftc. Educational estimate — not a Revenue Office assessment or credit advice.
The decision
Are you protecting LVR (≤80%) or preserving cash for duty and fees?
- 20% usually clears the mainstream LMI line at 80% LVR
- 10% cuts deposit cash but typically flags LMI and a larger loan
- Duty does not shrink because you chose a thinner deposit
What to tick
- State: NSW
- Price: $900,000
- Live in it: Yes
- First home buyer: No (standard path)
- Compare 20% vs 10% deposit
Engine comparison
20% deposit
80% LVR path — LMI typically not required on mainstream product settings.
- Stamp duty
- $34,912
- Deposit
- $180,000 (20%)
- LVR
- 80.0%
- LMI flag
- Not flagged
- Funds to complete
- $215,286
5% Deposit Scheme: FHB only (or eligible returning buyers)
10% deposit
90% LVR path — expect LMI unless a scheme/waiver applies (it does not on this profile).
- Stamp duty
- $34,912
- Deposit
- $90,000 (10%)
- LVR
- 90.0%
- LMI flag
- Typically applies
- Funds to complete
- $125,286
5% Deposit Scheme: FHB only (or eligible returning buyers)
Takeaway
Deposit % is a leverage choice, not a duty discount. If duty already consumes a large cash chunk, thinning the deposit can make the loan side worse without fixing settlement. Run both, then pick consciously.