Queensland Stamp Duty — How Much Will You Pay?
Queensland runs two rate tables — a lower home concession rate for owner-occupiers at every price point, and a general rate for investors and non-eligible buyers. First home buyers get a full exemption on established homes up to $700,000 (sliding concession to $800,000) and, since 1 May 2025, an uncapped full concession on new homes regardless of price. Here's exactly how it works, with worked examples.
What is transfer duty in Queensland?
Transfer duty (officially called “duty” under the Duties Act 2001 (Qld)) is a state tax charged on property transactions. It is a one-off cost payable as part of settlement, administered by the Queensland Revenue Office (QRO). Unlike most states, Queensland runs two rate tables side by side at every price point — one for owner-occupiers and one for everyone else.
Home concession rates (owner-occupiers)
If you are buying a property to live in as your principal place of residence, the home concession rate applies at every price point — there is no upper threshold. You must move in as your principal place of residence within 12 months of settlement. Selling, leasing, or otherwise disposing of the property within 1 year of moving in can trigger partial or full loss of the concession.
| Property price | Duty payable (home concession rate) |
|---|---|
| Up to $350,000 | 1% of value over $0 |
| $350,000 – $540,000 | $3,500 + 3.5% of excess over $350,000 |
| $540,000 – $1,000,000 | $10,150 + 4.5% of excess over $540,000 |
| Over $1,000,000 | $30,850 + 5.75% of excess over $1,000,000 |
Source: QRO — Concession rates of transfer duty. Queensland is the only state that applies a concessional owner-occupier rate at every price point — NSW and Tasmania use a single schedule for all buyers; Victoria caps PPR rates at $550,000; Western Australia at $200,000.
General rates (investors, non-eligible buyers)
Investment properties and buyers who don't qualify for the home concession pay the general rate:
| Property price | Duty payable (general rate) |
|---|---|
| Up to $5,000 | No duty |
| $5,000 – $75,000 | 1.5% of value over $5,000 |
| $75,000 – $540,000 | $1,050 + 3.5% of excess over $75,000 |
| $540,000 – $1,000,000 | $17,325 + 4.5% of excess over $540,000 |
| Over $1,000,000 | $38,025 + 5.75% of excess over $1,000,000 |
Source: QRO — Rates of transfer duty.
First home buyer stamp duty relief in Queensland
Queensland runs two distinct first home buyer (FHB) duty concessions depending on whether you are buying a new or established home.
New homes — uncapped full concession (contracts from 1 May 2025)
For contracts dated 1 May 2025 or later, first home buyers purchasing a new home pay $0 transfer duty regardless of price. There is no value cap on the home, land, or combined package. The contract date is the date you sign the contract, not the date of settlement.
A “new home” is one that has never been occupied or sold as a residence, or a home that has been substantially renovated such that the sale qualifies as a taxable supply of new residential premises under the GST Act.
See the QRO first home (new home) concession page for eligibility detail.
Established homes — exempt ≤ $700k, concession to $800k (from 9 June 2024)
First home buyers purchasing an established home pay $0 duty on purchases up to $700,000. Between $700,001 and $800,000 a sliding concession applies — savings can reach up to $24,525 off the home concession rate. Above $800,000, the home concession rate applies but no first home relief. These thresholds changed on 9 June 2024.
See the QRO first home concession page.
To be eligible for either FHB concession, you must be at least 18 and must never have held an interest in another residence anywhere in Australia or overseas. Unlike some other states, Queensland does not require Australian citizenship or permanent residency for the first home concession itself — though foreign acquirers still pay AFAD on top of any standard duty liability.
The QLD FHB concession stacks with the federal 5% Deposit Scheme — if you qualify for both on the same new-home purchase, you could avoid LMI, pay zero stamp duty, and enter the market with a 5% deposit.
Buying interstate? Compare QLD to NSW stamp duty (FHB exemption up to $800,000, taper to $1M), Victoria stamp duty (FHB exemption up to $600,000), SA stamp duty (uncapped new-build exemption from 6 Jun 2024, no established relief), and Tasmania stamp duty (hard-cliff exemption on established homes up to $750k, expires 30 Jun 2026).
Worked examples
These figures are computed from the bracket tables above — the same formula the QRO uses. All values are indicative; your final duty depends on the contract date, buyer eligibility, and property type.
First home buyer · $900,000 new home
Full concession — $0 duty regardless of price, for contracts dated 1 May 2025 or later. Substantially renovated homes qualify on the same terms.
First home buyer · $650,000 established
Under the $700k exemption threshold — full concession, $0 duty.
First home buyer · $750,000 established (concession band)
Inside the $700k–$800k concession band — you pay a partial amount. The first home concession deducts up to $24,525 from the home concession rate, so savings are significant but the duty is not zero.
Owner-occupier (non-FHB) · $800,000
Home concession rate applies — Queensland is unusual in applying a lower owner-occupier schedule at every price point, not capped at a threshold like VIC or WA.
Investment property · $1,000,000
General rate, no concessions. Foreign acquirers pay an additional 8% AFAD surcharge on top (not shown here).
Stamp duty is just one line in your true purchase cost. See how it combines with LMI, conveyancing, inspections, and every ongoing cost:
Calculate your full purchase costWhen and how do you pay Queensland transfer duty?
Transfer duty in Queensland is typically lodged and paid as part of the settlement process — your conveyancer or solicitor handles assessment and lodgement with the Queensland Revenue Office. Check with your conveyancer for exact timing, which can vary depending on whether the transaction is self-assessed or submitted to QRO directly.
Duty is calculated on the dutiable value, which is the greater of the purchase price and the unencumbered value of the property. For arm's-length sales, this is normally the contract price. Late lodgement attracts penalty duty and interest under the Duties Act 2001 (Qld) and the Taxation Administration Act 2001 (Qld).
Additional Foreign Acquirer Duty (AFAD)
Foreign persons acquiring residential land in Queensland pay an additional 8% Additional Foreign Acquirer Duty (AFAD) on top of standard transfer duty. The 8% rate applies to transactions where the transfer duty liability arose on or after 1 July 2024 (previously 7% between 1 July 2018 and 30 June 2024, and 3% from 1 October 2016 to 30 June 2018). AFAD applies to both direct and indirect acquisitions by foreign persons.
Queensland's 8% rate matches Victoria and Tasmania; NSW is higher at 9% (raised from 8% on 1 January 2025); Western Australia and South Australia charge 7%. Source: QRO — Additional Foreign Acquirer Duty.
Frequently asked questions
How much is stamp duty in Queensland?
Queensland transfer duty is calculated on two rate tables: the general rate (for investors and non-eligible buyers) and a lower home concession rate (for owner-occupiers at any price). At $750,000, an investor pays $26,775 and an owner-occupier pays $19,600. First home buyers on new homes (contracts from 1 May 2025 onwards) pay $0 regardless of price.
Do first home buyers pay stamp duty in Queensland?
It depends on whether the home is new or established. For new homes (or substantially renovated homes) under contracts dated 1 May 2025 or later, the full first home concession reduces duty to $0 — no price cap. For established homes, first home buyers pay $0 on purchases up to $700,000, with a sliding concession between $700,001 and $799,999. Above $800,000 on established homes, the home concession rate applies (not the general rate) but no first home relief. Both thresholds changed on 9 June 2024.
What is the Queensland home concession rate?
The home concession is a lower rate schedule applied to owner-occupiers at every price point — you do not need to be a first home buyer. At $750,000, the home concession rate produces $19,600 vs $26,775 under the general (investor) rate. Queensland is the only state that applies an owner-occupier rate at every price with no upper threshold — Victoria caps PPR rates at $550,000 and Western Australia at $200,000.
When did the Queensland new-home first home concession become uncapped?
From contracts dated 1 May 2025 or later, the first home new home concession reduces duty to nil regardless of purchase price. The contract date is the date you sign — not the date of settlement. This change removed the previous cap, joining South Australia (uncapped from 6 June 2024) and Tasmania (permanent uncapped scheme) in offering uncapped new-home first home buyer exemptions. A "new home" is one that has never been occupied or sold as a residence, or a home that has been substantially renovated under the GST Act definition.
Does Queensland have a separate rate for owner-occupiers versus investors?
Yes. Queensland runs two distinct rate schedules at every price point. The home concession rate applies to owner-occupiers who move into the property as their principal place of residence within 12 months of settlement. Selling, leasing, or otherwise disposing of the property within 1 year of moving in can forfeit part or all of the concession. The general rate applies to investors and buyers not using the property as their principal residence. This is different from NSW, South Australia, and Tasmania, which use a single rate schedule for all buyers.
When do you pay stamp duty in Queensland?
Transfer duty in Queensland is typically lodged and paid as part of the settlement process — your conveyancer or solicitor handles assessment and lodgement with the Queensland Revenue Office. Check with your conveyancer for exact timing, which can vary depending on whether the transaction is self-assessed or submitted to QRO directly. Late lodgement attracts penalty duty and interest under the Duties Act 2001 and the Taxation Administration Act 2001.
Does Queensland charge a foreign buyer surcharge?
Yes. Foreign buyers pay an additional 8% Additional Foreign Acquirer Duty (AFAD) on residential land, on top of standard transfer duty. The 8% rate applies to transactions where the transfer duty liability arose on or after 1 July 2024 (the rate was 7% between 1 July 2018 and 30 June 2024, and 3% before that). AFAD applies to both direct and indirect acquisitions by foreign persons. Queensland's 8% matches Victoria and Tasmania; NSW is higher at 9%, while Western Australia and South Australia charge 7%.
How does Queensland stamp duty compare to other states?
Queensland's top marginal rate of 5.75% (above $1,000,000) sits between NSW (5.5%) and Victoria (6.5%). At $750,000, a QLD owner-occupier pays $19,600 under the home concession rate — meaningfully lower than Victoria at the same price. Queensland's standout feature is the uncapped new-home FHB exemption (from 1 May 2025), matching South Australia (from 6 June 2024) and Tasmania's permanent scheme — three of the most generous new-home FHB regimes in the country. The at-all-prices home concession for owner-occupiers is unique to QLD.
This guide is for general information only and is not financial, legal, or tax advice. Queensland transfer duty rates and first home buyer scheme terms change — verify current rates, scheme status, and your eligibility with the Queensland Revenue Office or a licensed conveyancer before making property decisions.