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Auction ceiling: your bid ladder
Jurisdiction: Australia-wide. Stamp duty, concessions, grants and registration fees for every state and territory, and the federal 5% Deposit Scheme and Help to Buy price caps. The published reserve is a Victorian rule; elsewhere, start from the price guide.
The reserve is $700,000. How high can you go, and where are the cliffs before the hammer falls? Set the reserve and the size of the rises to see, at every bid, the deposit due on the day, the stamp duty, the scheme caps and, with your savings and loan approval, where your money runs out.
Build your bid ladder
At $700,000
$70,000 on the day
A 10% deposit when you sign, then $26,585 in stamp duty and fees at settlement. Add your savings and loan approval to find your ceiling.
Where the costs change
- By $750,000 the First home buyer concession has phased out: above it the full duty applies.
- Above $950,000 the price is over the 5% Deposit Scheme price cap for capital cities and regional centres in Victoria (Housing Australia, verified 22 Oct 2026). Above the cap the government guarantee doesn’t apply, so a lender may charge lenders mortgage insurance (Housing Australia, verified 22 Oct 2026).
- Above $950,000 the price is over the Help to Buy price cap for capital cities and regional centres in Victoria (Housing Australia, verified 22 Oct 2026).
Your bid ladder
| Bid | Deposit on the day | Duty and fees | This rise costs | Notes |
|---|---|---|---|---|
| $700,000 | $70,000 | $26,585 | First bid | First home buyer concession |
| $720,000 | $72,000 | $32,535 | $25,950 | First home buyer concession |
| $740,000 | $74,000 | $38,804 | $26,269 | First home buyer concession |
| $760,000 | $76,000 | $42,682 | $23,878 | |
| $780,000 | $78,000 | $43,929 | $21,247 | |
| $800,000 | $80,000 | $45,176 | $21,247 | |
| $820,000 | $82,000 | $46,423 | $21,247 | |
| $840,000 | $84,000 | $47,669 | $21,246 | |
| $860,000 | $86,000 | $48,916 | $21,247 | |
| $880,000 | $88,000 | $50,163 | $21,247 | |
| $900,000 | $90,000 | $51,410 | $21,247 | |
| $920,000 | $92,000 | $52,657 | $21,247 | |
| $940,000 | $94,000 | $53,903 | $21,246 | |
| $960,000 | $96,000 | $55,150 | $21,247 | Over both scheme caps |
How we got this
- Deposit on the day: 10% of the bid, rounded up to the cent. The auction’s conditions of sale set it (Consumer Affairs Victoria, verified 30 Jul 2026).
- Stamp duty, concessions, grants and land registry fees: the rules of the stamp duty calculator, worked out again at every bid (State Revenue Office Victoria, verified 18 Sep 2026) (Parliament of Victoria, verified 18 Sep 2026) (State Revenue Office Victoria, verified 7 Aug 2026) (Office of the Chief Parliamentary Counsel (Victoria), verified 27 Sep 2026) (Office of the Chief Parliamentary Counsel (Victoria), verified 27 Sep 2026).
- Scheme price caps: 5% Deposit Scheme (Housing Australia, verified 22 Oct 2026) and Help to Buy (Housing Australia, verified 22 Oct 2026). Housing Australia’s postcode search gives the cap for an exact postcode.
Assumptions and sources
- Sources
- Every rule and cap links to the government page it comes from, with the date Delora last read it.
- Duty
- The stamp duty calculator’s rules for each state, for a contract dated the auction day. Where a state asks a narrow question (an ACT concession scheme, an NT house-and-land exemption, WA’s region for the grant), the ladder takes the answer that never understates the cost.
- Grants
- Shown, but not counted as cash: most are paid at settlement, after the deposit is due.
- Not covered
- Conveyancing, inspections, loan fees and any lenders mortgage insurance premium. Take the first three off your savings before you enter them.
- Not financial advice
- It works out costs at each price from your numbers and the published rules. It doesn’t say what to bid or what a property is worth.
- Privacy
- Nothing is uploaded or stored. Your savings and loan approval stay out of the page address unless you tick the box.
We could not work that out.
The numbers on this page have not changed. Try different numbers, or reload the page. The rates, thresholds and worked examples on this page do not need the calculator.
How each figure is worked out
Each row is one hammer price. Deposit on the day is the share of the price you pay when the contract is signed. Duty and fees is stamp duty after any first home buyer exemption or concession, plus the land registry’s transfer and mortgage fees, from the same rules as the stamp duty calculator. This rise costs is how much more the purchase costs you than the row above: the rise itself plus any extra duty, plus any grant lost. Where a first home buyer concession phases out, a $10,000 rise can cost thousands more in duty.
With your savings, the loan is the bid plus duty and fees less your savings, and the LVR is that loan as a share of the price. Lenders mortgage insurance may apply above 80% (ASIC (Moneysmart), verified 22 Oct 2026). Your ceiling is the highest bid, to the nearest $1,000, where your savings cover the deposit on the day plus duty and fees and the loan is within your approval; with the 5% Deposit Scheme, no higher than its cap.
Scheme price caps by state
Housing Australia’s postcode search gives the cap for an exact postcode; some suburbs span two postcodes with different caps. The 5% Deposit Scheme needs a deposit of at least 5% (Housing Australia, verified 7 Oct 2026); Help to Buy at least 2% (Housing Australia, verified 7 Oct 2026).
The deposit at auction, state by state
- Victoria: Victorian law sets no required auction deposit amount, but it is usually 10% of the purchase price. A buyer who pays less than they were prepared to for the winning bid will find their prepared deposit is more than 10% of the actual sale price. (Consumer Affairs Victoria, verified 30 Jul 2026)
- New South Wales: No bids can be made after the fall of the hammer at an NSW auction, and the highest bidder is legally obliged to sign and exchange contracts and pay the deposit on the spot, usually 10% of the purchase price. A buyer who cannot complete the contract loses the deposit and may be liable for damages suffered by the vendor. (NSW Government, verified 22 Oct 2026)
- Queensland: At a Queensland auction the auctioneer must disclose the conditions of sale, including the required deposit, before bidding. (Office of Fair Trading Queensland, verified 22 Oct 2026)
- Western Australia: At the close of a Western Australian auction the buyer pays a deposit of about 10% of the purchase price. The balance is due at settlement, which Consumer Protection says is usually 30 days after the auction; the settlement date is set in the conditions of sale. (Consumer Protection WA (Dept of Local Government, Industry Regulation and Safety), verified 22 Oct 2026)
- South Australia: Under the conditions prescribed for South Australian residential auctions, the contract is completed and signed by or for the buyer and the vendor immediately after the fall of the hammer, and the buyer pays the deposit immediately after the fall of the hammer unless both agree otherwise in writing before the auction starts. The bidders' guide says the deposit is usually around 10% of the purchase price. (Consumer and Business Services, South Australia, verified 22 Oct 2026)
- Tasmania: Check the deposit in the auction’s conditions of sale.
- Australian Capital Territory: Access Canberra's buyer and seller guide says all potential bidders at an ACT auction must register before bidding and are given a bidder number only on presenting proof of identity on the day; registering does not oblige you to bid. If the seller's reserve is not met, the property may be 'passed in' or withdrawn, and the seller must first negotiate with the highest bidder. A successful bidder must immediately sign the contract and pay a deposit. (Access Canberra, verified 22 Oct 2026)
- Northern Territory: In the Northern Territory all real estate auctions must be carried out by a registered auctioneer. The successful bidder must sign the unconditional contract of sale and pay a deposit. If the property is passed in it has not been sold, and the highest bidder may have an opportunity to talk to the seller or the agent about increasing their offer. (Northern Territory Government, verified 22 Oct 2026)
Before you bid in Victoria
- From 1 October 2026, for auctions and fixed-date sales held on or after 16 October 2026, a Victorian estate agent must publish the seller's reserve price at least 7 days before the auction or fixed-date sale, update all advertising (including the Property Price Statement) to show it, and state it as a single dollar amount without words or symbols such as 'from', 'over', '+' or 'starting at'. If the reserve hasn't been published 7 days beforehand, the auction or fixed-date sale cannot go ahead. (Consumer Affairs Victoria, verified 27 Sep 2026)
- A buyer cannot make an auction contract subject to further conditions — such as obtaining finance or a longer settlement period — unless the seller agrees to them. (Consumer Affairs Victoria, verified 30 Jul 2026)
- There is no cooling-off period for a property bought at auction in Victoria. If a pre-auction offer is accepted less than three clear business days before the scheduled auction, the buyer also forfeits the cooling-off period. (Consumer Affairs Victoria, verified 30 Jul 2026)
- The auctioneer sets the amount by which bids increase (called 'rises' or 'bidding advances'); a bidder may offer an alternative amount, but it is up to the auctioneer whether to accept it. (Consumer Affairs Victoria, verified 30 Jul 2026)
Worked example
A made-up first home buyer in Melbourne. The agent’s statement shows a reserve of $700,000 for an established home. They have $140,000 to put in after conveyancing and inspections, a loan approval of $780,000, and they are using the 5% Deposit Scheme. The auctioneer is expected to take rises of $20,000.
Your ceiling
$870,000
The highest bid, to the nearest $1,000, that your savings and loan approval cover: a $87,000 deposit on the day, $49,540 in stamp duty and fees, and a $779,540 loan (LVR 89.6%). Above it, the loan you’d need is more than your approval.
Where the costs change
- By $750,000 the First home buyer concession has phased out: above it the full duty applies.
- Above $950,000 the price is over the 5% Deposit Scheme price cap for capital cities and regional centres in Victoria (Housing Australia, verified 22 Oct 2026). Above the cap the government guarantee doesn’t apply, so a lender may charge lenders mortgage insurance (Housing Australia, verified 22 Oct 2026).
- Above $950,000 the price is over the Help to Buy price cap for capital cities and regional centres in Victoria (Housing Australia, verified 22 Oct 2026).
Your bid ladder
| Bid | Deposit on the day | Duty and fees | This rise costs | Loan | LVR | Notes |
|---|---|---|---|---|---|---|
| $700,000 | $70,000 | $26,585 | First bid | $586,585 | 83.7% | First home buyer concession |
| $720,000 | $72,000 | $32,535 | $25,950 | $612,535 | 85.0% | First home buyer concession |
| $740,000 | $74,000 | $38,804 | $26,269 | $638,804 | 86.3% | First home buyer concession |
| $760,000 | $76,000 | $42,682 | $23,878 | $662,682 | 87.1% | |
| $780,000 | $78,000 | $43,929 | $21,247 | $683,929 | 87.6% | |
| $800,000 | $80,000 | $45,176 | $21,247 | $705,176 | 88.1% | |
| $820,000 | $82,000 | $46,423 | $21,247 | $726,423 | 88.5% | |
| $840,000 | $84,000 | $47,669 | $21,246 | $747,669 | 89.0% | |
| $860,000 | $86,000 | $48,916 | $21,247 | $768,916 | 89.4% | Your ceiling: $870,000 |
| $880,000 | $88,000 | $50,163 | $21,247 | $790,163 | 89.7% | More than your loan approval |
| $900,000 | $90,000 | $51,410 | $21,247 | $811,410 | 90.1% | Savings don’t cover it |
| $920,000 | $92,000 | $52,657 | $21,247 | $832,657 | 90.5% | Savings don’t cover it |
| $940,000 | $94,000 | $53,903 | $21,246 | $853,903 | 90.8% | Savings don’t cover it |
| $960,000 | $96,000 | $55,150 | $21,247 | $875,150 | 91.1% | Over both scheme caps; LMI may apply; Savings don’t cover it |
Frequently asked
Does this tell me how much to bid?
No. It works out what each price costs from your own numbers and the published rules: the deposit, stamp duty, grants, scheme caps and the loan. What the property is worth to you, and whether to bid, is your decision. Your lender or broker can confirm what you can borrow.
Why isn't the first home owner grant counted towards my deposit?
Because the deposit is due when you sign at the auction, and most grants are paid at settlement. The ladder shows the grant and where you lose it, but only counts the cash you have on the day.
Does it include lenders mortgage insurance?
It flags the bids where lenders mortgage insurance may apply, but gives no figure: insurers don't publish premiums. Ask your lender for a quote at the price you're considering.
Can I make an auction contract subject to finance?
In Victoria, not unless the seller agrees before the auction, and there is no cooling-off period. That is why it pays to know your ceiling before bidding starts.
Is anything I enter saved?
No. Nothing is uploaded or stored. The auction figures stay in the page address so you can share or print the ladder; your savings and loan approval are only added to it if you tick the box.
Where do I find the reserve?
In Victoria, on the agent's Property Price Statement, which must show the seller's reserve at least seven days before the auction. The price statement check tests that statement against Consumer Affairs Victoria's rules.
Sources and methodology
- Save for a house deposit | Moneysmart.gov.au — ASIC (Moneysmart) (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Australian Government 5% Deposit Scheme | First Home Buyers — Housing Australia (retrieved 7 Oct 2026). Reuse terms: see the publisher's site
- Australian Government 5% Deposit Scheme | First Home Buyers — Housing Australia (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Australian Government Help to Buy Scheme | First Home Buyers — Housing Australia (retrieved 7 Oct 2026). Reuse terms: see the publisher's site
- Property price caps | First Home Buyers — Housing Australia (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Help to Buy Property Price Caps | First Home Buyers — Housing Australia (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Buying property at auction — Consumer Affairs Victoria (retrieved 30 Jul 2026, last checked 7 Aug 2026). Licence: CC BY 4.0
- Buying property at an auction | NSW Government — NSW Government (retrieved 22 Oct 2026). Licence: CC BY 4.0
- Auctioning a property | Queensland Government — Office of Fair Trading Queensland (retrieved 22 Oct 2026). Licence: CC BY 4.0
- Buying property at auction | Consumer Protection, Western Australia — Consumer Protection WA (Dept of Local Government, Industry Regulation and Safety) (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Bidders' guide: guide to the sale of residential property by auction (form 4, January 2025) — Consumer and Business Services, South Australia (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Reality Check: a real estate guide for buyers and sellers in the ACT (third edition) — Access Canberra (retrieved 22 Oct 2026). Reuse terms: see the publisher's site
- Real estate auctions | NT.GOV.AU — Northern Territory Government (retrieved 22 Oct 2026). Licence: CC BY 4.0
- New changes to property sales and underquoting laws | Consumer Affairs Victoria — Consumer Affairs Victoria (retrieved 27 Sep 2026). Licence: CC BY 4.0
- Consumer Legislation Amendment Act 2026 (Vic), No. 36 of 2026 — Act as made — Parliament of Victoria (retrieved 27 Sep 2026). Licence: Victorian legislation — free reuse per legislation.vic.gov.au copyright notice
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.
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