Guide
What it costs to buy and hold a $700,000 investment property, by state
The same $700,000 investment property costs very different amounts to buy, and to hold, depending on the state. Here are the upfront costs, the yearly land tax and the loan costs, side by side.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
Buying a $700,000 investment property costs about $23,340 upfront in Australian Capital Territory and about $40,370 in Victoria, on top of the deposit. Most of the difference is stamp duty. Interest on an 80% loan at 7.35% adds about $41,160 a year in every state.
Upfront costs by state
| State | Stamp duty | Other buying costs | Total upfront |
|---|---|---|---|
| Australian Capital Territory | $20,040 | $3,300 | $23,340 |
| Queensland | $24,525 | $3,300 | $27,825 |
| New South Wales | $25,687 | $3,300 | $28,987 |
| Tasmania | $26,748 | $3,300 | $30,048 |
| Western Australia | $27,265 | $3,300 | $30,565 |
| South Australia | $32,330 | $3,300 | $35,630 |
| Northern Territory | $34,650 | $3,300 | $37,950 |
| Victoria | $37,070 | $3,300 | $40,370 |
Other buying costs: conveyancing or legal fees ($2,000), building and pest inspection ($700), loan application and valuation fees ($600). Government transfer and mortgage registration fees are extra and vary by state.
Yearly costs to hold it
| State | Land tax a year |
|---|---|
| Australian Capital Territory | $4,318 |
| Queensland | None |
| New South Wales | None |
| Tasmania | $1,063 |
| Western Australia | $300 |
| South Australia | None |
| Northern Territory | None |
| Victoria | $1,500 |
- Loan interest: about $41,160 a year on a $560,000 loan at 7.35%, interest only.
- Council and water rates, landlord and building insurance, property management fees, repairs and, for units, body corporate fees.
- Rent offsets these costs; see how much it covers in each capital on our rent vs repayments page.
Work out your own numbers with the purchase cost calculator, the stamp duty by state table and the land tax by state guide.
Assumptions and sources
Price $700,000, land value $350,000 (land tax is charged on land value, not the price), one investment property, individual owner, general (investor) duty rates as at 24 October 2026, no concessions or foreign surcharges. Loan rate as explained on the borrowing capacity page, as at 6 November 2026. General information only, not tax or financial advice.
- Australian Capital Territory: stamp duty rates
- Australian Capital Territory: land tax rates
- Queensland: stamp duty rates
- Queensland: land tax rates
- New South Wales: stamp duty rates
- New South Wales: land tax rates
- Tasmania: stamp duty rates
- Tasmania: land tax rates
- Western Australia: stamp duty rates
- Western Australia: land tax rates
- South Australia: stamp duty rates
- South Australia: land tax rates
- Northern Territory: stamp duty rates
- Victoria: stamp duty rates
- Victoria: land tax rates
Cite this page: Rising Returns, “Cost of Buying a $700k Investment Property in Each State”, updated 6 November 2026, https://risingreturns.com.au/cost-of-buying-investment-property/
Comparing states to invest in?
Book a free discovery call. We compare the full cost of buying and holding across markets before we recommend where to buy.
Book a free discovery callCosts of buying an investment property: common questions
How much do I need to buy a $700,000 investment property?
With a 20% deposit, $140,000, plus upfront costs of about $23,340 to $40,370 depending on the state, mostly stamp duty. That's roughly $163,340 to $180,370 in total.
Which state is cheapest to buy a $700,000 investment property in?
Australian Capital Territory, where upfront costs are about $23,340. Victoria is dearest at about $40,370. Land tax and other holding costs also differ, so compare the yearly figures too.
Can I buy with less than a 20% deposit?
Usually, but you'll pay lenders mortgage insurance (LMI) above 80% of the value, which can add thousands to the cost. Use our LMI calculator to estimate it.
General information only. It doesn’t consider your personal circumstances and isn’t financial, tax, credit or legal advice. Speak to a licensed professional before you act.