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Which state is cheapest to buy in? Compare stamp duty, land tax and first home grants side-by-side
Enter a property value and buyer type to see the total first-year cost across every Australian state and territory in one ranked table — combining stamp duty, any first home owner grant, and estimated annual land tax for investors.
First home buyer includes grant eligibility; investor includes an estimated annual land tax (owner-occupied homes are exempt from land tax in every state).
| State | Stamp Duty | First Home Grant | Total First-Year Cost |
|---|---|---|---|
| TasmaniaCheapest | $38,110 | $30,000 | $8,110 |
| Western Australia | $26,655 | $10,000 | $16,655 |
| Northern Territory | $27,195 | $10,000 | $17,195 |
| Australian Capital Territory | $18,500 | - | $18,500 |
| Victoria | $31,195 | $10,000 | $21,195 |
| New South Wales | $27,556 | - | $27,556 |
| Queensland | $44,970 | $15,000 | $29,970 |
| South Australia | $74,185 | - | $74,185 |
Stamp duty, first home owner grants and land tax all vary significantly by state — the same property value can cost tens of thousands of dollars more upfront depending on where it is.
This tool combines all three into one view so you can see the real total cost of buying, not just the headline stamp duty figure most calculators show in isolation.
ATO rates checked against official sources — verified 5 July 2026
Estimates only. Not financial or tax advice. Full disclaimer for your rights and our limitations of liability.
Rates and thresholds last updated for the 2026–27 financial year.