Bridging Loan Calculator Australia
Free bridging loan calculator for Australia. Model peak debt, net sale proceeds, capitalised or monthly interest, end debt, LVR and post-sale repayments for residential buy-before-sell and one-security sale-advance scenarios.
This calculator is a guide only. If the result is tight on combined LVR, the sale exit looks weak, or the expected end debt feels heavy, speak with a broker before you sign a contract or bid at auction.
Calculator
Use this for residential bridging scenarios. It can model both a classic buy-before-sell bridge and a one-security sale-advance / cash-out where the facility is expected to be cleared from sale proceeds.
1) Scenario and timing
Start by telling the calculator how far along the purchase and sale are. Numerically, a bridge can look fine and still be harder to place if there is no clear sale exit or no signed contract yet.
2) Current property and sale exit
These fields drive your current equity, expected net sale proceeds and the eventual end debt after the bridge is reduced.
3) New purchase and upfront cash
Starting peak debt usually includes the current mortgage, the new purchase price and the purchase costs, less any cash you put in now.
4) Lending assumptions
These settings drive the overlap cost and the post-sale repayment estimate. They do not replace a full serviceability assessment.
This calculator is structural only. It does not test income, expenses, buffers, credit score, valuation evidence, trust/company restrictions, responsible-lending rules or exact lender policy. Use it to plan the deal shape, then get a broker to confirm lender fit.
Results
Quick answer first.
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Could this scenario work? i
Starting peak debt i
Estimated end debt i
Likely starting lane i
Send these numbers to a Bridging Loan Broker
Submit the result and a broker can sense-check the exit plan, lender tier, valuations, timelines and whether the numbers are more bank, non-bank or private lane.
Open the form or continue through the results below.
Step 1 - Bridge setup and starting peak debt
Start here if you want to see how the calculator built the starting debt and the combined LVR picture across both properties.
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| Bridge typeClosed if the sale is already under unconditional contract, otherwise open. | — |
| Current property sale statusHow strong the sale exit looks at this stage. | — |
| Current equityCurrent property value less the current mortgage balance. | — |
| Cash contributed nowCash, savings or offset funds reducing the amount that needs to be bridged. | — |
| Purchase costs usedStamp duty, legal and lender / settlement costs currently shown. | — |
| Starting peak debtCurrent mortgage + new purchase + purchase costs - cash contributed now. | — |
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| Combined value across both propertiesCurrent property value plus the new purchase price. | — |
| Combined bridging LVRStarting peak debt divided by the combined value. | — |
| Target max bridging LVRYour working cap for the combined LVR across both properties. | — |
| Monthly bridge cost todayShown as monthly interest if serviced, or the monthly interest that would capitalise if you choose no monthly bridge repayment. | — |
| Bridge term usedOverlap period from purchase settlement to sale settlement. | — |
| Extra cash needed to satisfy the target max bridge LVRIf this is zero, the starting peak debt already sits inside the chosen bridge-LVR cap. | — |
Step 2 - Sale exit and end debt
This step shows how the current property sale is expected to reduce the bridge and what the loan may look like afterwards.
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| Expected sale priceThe price entered for the current property sale. | — |
| Selling costs totalPercentage-based selling costs plus the fixed sale costs entered above. | — |
| Net sale proceedsExpected sale price less selling costs and any conservative sale buffer entered. | — |
| Estimated total bridge interestIndicative overlap cost estimate. In capitalised mode the model compounds monthly, so it includes interest on earlier capitalised interest. | — |
| Peak debt at saleStarting peak debt, plus capitalised interest if you selected no monthly bridge repayments. | — |
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| Estimated end debtThe remaining debt after expected net sale proceeds reduce the bridge. | — |
| End debt LVR on the new propertyEstimated end debt divided by the new property value / purchase price. | — |
| Target max end debt LVRYour working cap for the post-sale loan against the new property. | — |
| Estimated monthly repayment after salePrincipal-and-interest estimate on any end debt left after the sale. | — |
| Sale price needed to clear the bridge completelyIndicative only. This is the gross sale price needed for no end debt on the current assumptions. | — |
| Expected cash left after clearing the facilityIf this is zero, the sale does not leave any surplus after the facility is repaid. | — |
| Extra reduction needed to hit the target end debt LVRIf this is zero, the expected sale outcome already lands inside the chosen end-debt LVR cap. | — |
Step 3 - Lane, key risks and what to fix next
These outputs tell you what looks strongest, what is binding, and what to improve before speaking to a lender.
Purchase status i
Sale price needed to land within target end LVR i
Sale price buffer vs your expectation i
Bridge repayment style used i
Main limiter i
Most useful next move i
Indicative only. This tool does not include a full serviceability assessment, valuation risk, detailed policy restrictions, responsible-lending analysis, tax advice or legal advice. It is designed to help you understand the shape of a residential buy-before-sell bridge.
Assumptions (how to read the numbers)
Residential bridging is usually a buy-before-sell structure, but some short-term scenarios are really a one-security sale-advance / cash-out against the existing property. The calculator does not try to “approve” the loan — it helps you see whether the deal shape makes sense before a lender or broker checks the full file.
Peak debt is the highest debt position during the overlap period. In a classic buy-before-sell bridge it usually starts as current mortgage + new purchase + purchase costs - cash contributed now. In a one-security sale-advance it is the current mortgage + cash-out + facility costs. If interest is capitalised, peak debt grows over time until sale.
Net sale proceeds means the expected sale price less selling costs and any conservative buffer you choose to keep back. This is what the calculator applies to reduce the bridge.
End debt is the debt left after the bridge is reduced by the sale of the current property. It can be zero if the sale clears the bridge in full, or it can become the normal home loan that continues after sale.
Combined bridging LVR compares the starting peak debt with the combined value of the current property and the new property. It is a fast way to judge whether the deal is stretching the security side.
End debt LVR compares the post-sale debt with the new property only. It is a simple proxy for whether the ongoing loan could sit inside a reasonable post-sale home-loan structure.
Closed bridge usually means the sale of the current property is already under unconditional contract. Open bridge means the existing property is not yet sold. Open vs closed is about the sale contract and settlement certainty. It is not the same as whether the loan finishes with zero end debt.
For the conversion page, see Bridging Loans. For the buy-before-sell scenario page, use Buy Before You Sell.
Next steps
If the bridge looks close on the current numbers, it is usually faster to test lender fit early than to rewrite the deal after valuation, sale timing or policy questions come back.
FAQs
How accurate is this bridging loan calculator?
It is an indicative planning tool. It is useful for understanding peak debt, end debt, sale sensitivity and LVR — but it does not replace a real lender or broker assessment.
What is peak debt?
Peak debt is the combined debt position during the overlap period: current mortgage + new purchase + purchase costs, less any cash you contribute now. If interest is capitalised, peak debt can grow until the sale of the current property completes.
What is end debt?
End debt is the loan left after the sale of the current property reduces the bridge. If the sale clears the bridge in full, you may have no end debt. If you are upsizing, the end debt usually becomes the normal home loan that continues after settlement of the sale.
Is a closed bridge the same as having no end debt?
No. A closed bridge usually means the current property is already under contract with a known settlement path. No end debt means the sale proceeds are expected to clear the facility in full. You can have a closed bridge with end debt, or an open bridge that still clears in full.
What if I do not have a contract of sale yet?
The numbers can still be useful, but the scenario is earlier-stage and harder to place. A bridge is generally stronger when there is a clear sale plan, the property is listed, or the sale is already under contract.
What is the difference between capitalised interest and monthly interest-only?
Capitalised interest means the bridge cost is added to the debt during the overlap period. Monthly interest-only means you service the bridge interest while you wait for the sale. Capitalised interest often improves cashflow during the bridge but can increase the debt that needs to be cleared at sale.
Can investors use this calculator too?
Yes. It works for residential investor scenarios as well, but investor settings can be tighter than owner-occupier settings with some lenders, so conservative LVR assumptions are sensible.
What if the expected sale price is too low?
The calculator will usually show that via a higher end debt, a weaker end-debt LVR, or a negative sale-price buffer. In practice, the options are usually to contribute more cash, lower the purchase price, strengthen the sale plan, or choose a more specialist lender lane.
Can this calculator handle a one-security cash-out while my property is under contract?
Yes. Choose the cash-out / sale-advance mode. That is not the classic two-property buy-before-sell bridge — it is a short-term facility secured against the existing property and expected to be cleared from the sale proceeds.
Does this test serviceability?
No. It does not read your income, expenses or living costs. It is a structure and exit-planning tool only.
Speak with a Bridging Loan Broker or call 0407 908 024.
This page provides general information and does not consider your objectives or circumstances. Confirm legal and tax details with qualified professionals.