Property Settlement Calculator

How the Property Settlement Calculator works

Settlement calculator formula

A charge covering a period is split by days between seller and buyer:

Buyer days = days from settlement to the end of the period, inclusive Buyer share = charge × buyer days ÷ days in the period

If the seller has already paid the charge, the buyer refunds the buyer share. If it has not been paid, the seller credits the buyer with the seller share, and the buyer pays the full bill later. Your conveyancer or lawyer confirms the final figures and may follow a different day-count convention.

Worked example: seller has paid

A 600,000 home with a 60,000 deposit leaves 540,000. Rates of 2,400 cover 1 July 2026 to 30 June 2027 and the seller has paid them. Settlement on 15 October 2026 gives the buyer 259 of 365 days, so the buyer refunds 1,703.01 and pays 541,703.01 at settlement.

Worked example: not yet paid

If the same rates are unpaid, the seller owes the 106 days before settlement and credits the buyer 696.99. The buyer pays 539,303.01 at settlement, then pays the full 2,400 when the bill falls due.

Settlement adjustment reference table

The buyer's share of a 1,000 charge for a 365-day period, by settlement date.

Quick answers

• The buyer usually owns the property from the settlement day.
• A yearly charge splits at about 2.74 per 1,000 per day.
• Settling mid-period means a split of about half each way.
• Each charge, such as rates, water and levies, is adjusted separately.
• The deposit is already held, so it comes off the balance.
• The adjustment turns on how many days of the period each side owns the property.

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