Borrowing Power on $80,000 With HECS Debt
How much you can borrow on a $80,000 salary when you have HECS-HELP debt. See how compulsory repayments reduce your capacity.
Last verified: 1 July 2025On $80,000 with HECS debt, you could borrow approximately $233,385
Based on 9.25% assessment rate (6.25% + 3% buffer) and 30% serviceability ratio over 30 years.
HECS repayment of $3,200/year (4.0% rate) deducted from income before assessment. Without HECS, borrowing power would be $243,109 — a reduction of $9,724.
Monthly repayment
$1,436.99
at 6.25% over 30 years
Fortnightly repayment
$663.23
at 6.25% over 30 years
Weekly repayment
$331.61
at 6.25% over 30 years
What $233,385 Buys You
How your $233,385 borrowing power compares to median house prices across Australian capital cities (with a 20% deposit).
| City | Median | Loan needed (80%) | Affordable? |
|---|---|---|---|
| Sydney | $1,150,000 | $920,000 | Short $686,615 |
| Melbourne | $800,000 | $640,000 | Short $406,615 |
| Brisbane | $780,000 | $624,000 | Short $390,615 |
| Perth | $700,000 | $560,000 | Short $326,615 |
| Adelaide | $720,000 | $576,000 | Short $342,615 |
| Hobart | $650,000 | $520,000 | Short $286,615 |
| Canberra | $850,000 | $680,000 | Short $446,615 |
| Darwin | $500,000 | $400,000 | Short $166,615 |
Median prices are approximate mid-2025 figures. Actual prices vary by suburb.
Deposit Needed
How much deposit you need for different property values with $233,385 borrowing power.
| Deposit % | Max property | Deposit | Est. LMI |
|---|---|---|---|
| 5% | $245,668 | $12,283 | $8,168 |
| 10% | $259,317 | $25,932 | $4,201 |
| 20%(no LMI) | $291,731 | $58,346 | $0 |
LMI estimates are approximate. Actual LMI varies by lender, loan amount, and LVR.
Monthly Repayments at Current Rates
| Rate | Monthly | Fortnightly | vs 6.25% |
|---|---|---|---|
| 5.5% | $1,325.13 | $611.60 | -$111.86/mo |
| 6% | $1,399.26 | $645.81 | -$37.73/mo |
| 6.25%(current) | $1,436.99 | $663.23 | — |
| 6.5% | $1,475.15 | $680.84 | +$38.16/mo |
| 7% | $1,552.72 | $716.64 | +$115.72/mo |
| 7.5% | $1,631.86 | $753.17 | +$194.87/mo |
What Reduces Your Borrowing Power
Credit card ($10K limit)
Banks assume 3% of your credit limit as a monthly commitment, even if paid in full
-$36,466
Car loan ($500/month)
Existing debt repayments directly reduce serviceability
-$60,777
Each dependant
Banks add ~$400/month per dependant to living expenses
-$48,622
How to Increase Your Borrowing Power
- Pay off debts first — closing a $10K credit card could add $36,466 to your borrowing power
- Save a bigger deposit — a 20% deposit avoids LMI (saving $8,168) and shows lenders you're a lower risk
- Longer loan term — a 35-year term increases borrowing power to approximately $239,180 ($5,795 more)
- Add a co-borrower — combining incomes significantly increases capacity
- Reduce living expenses — lower declared expenses mean more income available for repayments
- Pay off HECS voluntarily — removing the $3,200/year repayment would add $9,724 to your borrowing power
Lenders Mortgage Insurance (LMI)
LMI is required when your deposit is less than 20% of the property value. Here's what you'd pay on a $233,385 loan:
5% deposit (95% LVR)
$8,168
on $245,668 property
10% deposit (90% LVR)
$4,201
on $259,317 property
15% deposit (85% LVR)
$1,867
on $274,570 property
LMI can often be added to the loan (capitalised), but this increases your total debt. First home buyers may be eligible for the First Home Guarantee which allows a 5% deposit with no LMI.
Frequently Asked Questions
How much can I borrow on $80,000 with HECS?
On $80,000 with a HECS-HELP debt, your borrowing power is approximately $233,385. The compulsory HECS repayment of $3,200/year (4.0% of income) reduces your borrowing capacity by approximately $9,724 compared to someone without HECS.
Does HECS affect borrowing power?
Yes. Banks deduct your compulsory HECS repayment from your income before calculating serviceability. On $80,000, your HECS repayment of $3,200/year reduces your effective income to $76,800, lowering your maximum loan by approximately $9,724.
Should I pay off HECS before buying a house?
Paying off HECS before buying would increase your borrowing power by approximately $9,724. However, HECS is indexed at CPI (not a real interest rate), so the money might be better used as a larger deposit to avoid LMI. It depends on your deposit savings and the property you're targeting.
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General information and estimates only — not financial, tax, or legal advice. Always verify with a licensed adviser or the ATO.