What is the average cost to buy a house in Australia in 2026?

The question doesn't have a single meaningful answer because it varies so significantly by state, city, property type, and buyer situation. In Melbourne, a typical first home buyer might need $70,000–$90,000 in upfront cash for a $700,000 property with the First Home Guarantee. In Sydney, a similar purchase might require $100,000–$130,000. In Brisbane at $550,000, total upfront cash (excluding deposit) might be $40,000–$55,000. Use our Total Upfront Cost Calculator with your specific situation.

Do first home buyers pay stamp duty?

In most Australian states, first home buyers pay no stamp duty or reduced stamp duty on properties below a price threshold. In VIC, full stamp duty exemption applies for first home buyers on properties up to $600,000; concessions apply up to $750,000. In NSW, full exemption applies up to $800,000. In QLD, concessions apply up to $700,000 for first home buyers. Thresholds and rates change — check your state revenue office or use our Stamp Duty Calculator.

How much are legal fees when buying a house?

Conveyancer fees typically range from $800 to $1,500 for a standard residential purchase. Solicitors charge $1,500–$3,000+, recommended for complex purchases (off-the-plan, deceased estate, unusual conditions). Additional legal disbursements (title searches, council certificates, settlement fee) typically add $400–$800. Total legal costs: $1,200–$2,500 for most standard purchases.

How much does it cost to move house?

Moving costs depend heavily on the volume of belongings and distance moved. Within a capital city: $800–$3,000 for a 2–3 bedroom home using a professional removalist. Interstate or long-distance moves: $3,000–$8,000+. Self-moving with a hired truck: $200–$500 plus labour. Most buyers budget $1,500–$3,000 for a standard metropolitan move.

What ongoing costs should I budget for after buying?

Beyond your mortgage repayment: council rates ($1,200–$2,500/year), water rates ($600–$1,200/year), buildings insurance ($1,200–$2,500/year and rising), maintenance (budget 1% of property value annually — $7,000/year on a $700,000 home), and strata/OC levies if applicable ($1,500–$8,000/year). Use our Ongoing Home Ownership Cost calculator to model your specific situation.

🏠 Home buying guide

Average Cost to Buy a Home in Australia (2026)

There is no single "average cost to buy a home in Australia" — because property prices, stamp duty, first home buyer concessions, and deposit requirements vary dramatically by state, property price, and buyer type. This guide presents three real scenarios that illustrate the cost range in 2026, with every upfront cost itemised.

🏠 Home buying guide·8 min read·Updated March 2026

What "cost to buy" actually includes

The cost of buying a home has two distinct components:

→Upfront cash required at settlement: deposit, stamp duty, legal fees, building and pest inspection, lender fees, moving costs, and initial repairs or cleaning.
→Ongoing annual costs: mortgage repayments, council rates, water, insurance, maintenance, and strata/OC levies if applicable.

Both vary significantly by state, price point, buyer type, and property type. The scenarios below present both for three representative situations.

Scenario 1: Median-price first home buyer (VIC)

Situation: First home buyer in Melbourne (middle-ring), $700,000 property

Using First Home Guarantee (5% deposit, no LMI) · VIC stamp duty exempt for FHB to $600k, concession to $750k

Deposit (10% — above FHG 5% to reduce loan)$70,000

LMI (using First Home Guarantee)$0

Stamp duty (VIC FHB, $700k — partial concession)approx $0–$2,000

Conveyancer$1,500

Building & pest inspection$600

Lender establishment fee$500

Moving costs$2,500

Initial repairs / cleaning buffer$3,000

Total upfront cash required~$78,100

First-year ongoing costs	Annual
Mortgage repayments ($630k loan, 5.85%)	~$44,500
Council rates	$1,400
Insurance	$1,800
Maintenance (0.5% — new owner, first year)	$3,500
First-year combined cost (approx)	~$51,200

Scenario 2: Mid-market upgrader (NSW)

Situation: Second home buyer (upgrader) in Sydney, $1,100,000 property

20% deposit · Non-FHB · NSW stamp duty at standard rate for $1.1m

Deposit (20%)$220,000

LMI (at 20% deposit)$0

Stamp duty (NSW, non-FHB, $1.1m)approx $47,000

Conveyancer / solicitor$2,000

Building & pest inspection$700

Moving costs$4,000

Initial repairs / maintenance buffer$5,000

Total upfront cash required~$278,700

First-year ongoing costs	Annual
Mortgage repayments ($880k loan, 5.85%)	~$62,000
Council rates	$2,000
Insurance	$2,200
Maintenance (1% of value)	$11,000
First-year combined cost (approx)	~$77,200

Scenario 3: Entry-level capital city purchase (QLD — Brisbane)

Situation: Non-FHB buyer, outer Brisbane, $550,000 property

5% deposit with LMI · QLD stamp duty at non-FHB rate · LMI capitalised into loan

Deposit (5%)$27,500

LMI (approx, added to loan)~$12,000

Stamp duty (QLD, non-FHB, $550k)approx $10,775

Conveyancer$1,300

Building & pest inspection$550

Moving costs$2,000

Total cash required (excl. deposit)~$14,625

Total cash including deposit~$42,125

Loan including LMI$534,500

First-year ongoing costs	Annual
Mortgage repayments ($534,500 loan, 5.85%)	~$37,700
Council rates	$1,200
Insurance	$1,800
Maintenance (1% of value)	$5,500
First-year combined cost (approx)	~$46,200

📌 Disclaimer

These scenarios use 2026 stamp duty rates and indicative costs. Stamp duty rates, first home buyer concessions, and LMI costs change — your situation will differ. Use the Total Upfront Cost Calculator for an accurate figure based on your state, purchase price, and buyer status.

Why averages mislead

National median property prices blend capital city and regional, house and apartment, first home buyer and upgrader — making the "average" unrepresentative for most buyers.

The average cost to buy in Sydney at $1.5m and in regional QLD at $450k are so different that combining them into a single figure is meaningless for anyone planning an actual purchase.

The only meaningful comparison is scenario-based: your state, your buyer type (FHB or non-FHB), your target price, your deposit level, and your specific property type.

Calculate your own cost

Use these tools to build your own upfront cost picture:

✓Total Upfront Cost Calculator — full cash requirement including stamp duty, legal, and moving
✓Stamp Duty Calculator — state-by-state stamp duty with FHB concessions
✓Mortgage Repayment Calculator — monthly and annual repayment at any loan amount and rate

Frequently asked questions

Related tools & guides

🧮Total Upfront Cost Calculator 🏛️Stamp Duty Calculator 💸Hidden Costs of Buying a Home 🎯Buying a Home Hub