Stamp Duty in QLD: A Homebuyer’s Guide

Stamp duty is usually the single largest upfront cost in a Queensland property purchase, and it catches a lot of buyers off guard because it isn’t bundled into the loan repayment figure they’ve been focused on. This guide covers how much stamp duty you’ll actually pay in QLD, which concessions and exemptions can reduce it, and how to factor it into your budget before you sign a contract.

What Stamp Duty (Transfer Duty) Is in Queensland

Stamp duty, officially called transfer duty in Queensland, is a state government tax charged when property changes hands. It’s calculated on the dutiable value of the property, which is the higher of the purchase price or the market value, and it applies to houses, units, vacant land, and other dutiable property.

• It’s administered by the Queensland Revenue Office (QRO)
• It’s a one-off cost paid at or shortly after settlement, not an ongoing charge
• The rate you pay depends on the property’s value, whether you’re an owner-occupier or an investor, and whether you qualify as a first home buyer

How Much Stamp Duty You Will Pay in QLD

Queensland uses a tiered rate system, meaning only the portion of the property’s value within each bracket is taxed at that bracket’s rate, not the whole amount at the top rate.

The general (investor) rate structure works roughly like this:

• $0 to $5,000: nil
• $5,001 to $75,000: $1.50 per $100 over $5,000
• $75,001 to $540,000: $1,050 plus $3.50 per $100 over $75,000
• $540,001 to $1,000,000: $17,325 plus $4.50 per $100 over $540,000
• Above $1,000,000: $38,025 plus $5.75 per $100 over $1,000,000

As a worked example, an investor buying at $850,000 would pay $17,325 plus $4.50 for every $100 over $540,000, which comes to roughly $31,275. An owner-occupier buying the same property and claiming the home concession would pay meaningfully less, closer to the $15,000 to $16,000 range, since the concession reduces the rate on the first portion of the value.

These figures are illustrative and rates are reviewed periodically, always confirm the exact current schedule using the QRO transfer duty calculator before relying on a specific number.

Stamp Duty for First Home Buyers in QLD

First home buyers get access to the most generous concessions in the current system, and the rules changed significantly from 1 May 2025.

• New homes and vacant land for a new build. Eligible first home buyers pay zero transfer duty, with no property value cap
• Established homes. A full exemption applies up to $700,000, with a partial, phasing concession between $700,000 and $800,000
• Above $800,000. No first home buyer concession applies, standard or home concession rates apply instead

To qualify, you generally need to be at least 18, an Australian citizen or permanent resident, have never previously owned property in Australia, move into the property within 12 months of settlement, and live there for at least 12 continuous months. Our First Home Buyer Loans page covers how this fits alongside your borrowing capacity and grant eligibility.

Stamp Duty Concessions for Owner-Occupiers

Even if you’re not a first home buyer, buying a property to live in still gets you a meaningfully better rate than an investor pays.

• The home concession applies a reduced rate, roughly 1 percent, to the first $350,000 of the property’s value
• Value above $350,000 is taxed at the general rate
• This can save up to around $7,175 compared to paying the full general rate
• It’s available to any owner-occupier, including buyers who’ve owned property before, provided you intend to live in the home

Stamp Duty on Investment Properties in QLD

Investment properties don’t attract the home concession or first home buyer exemptions, since neither is available to a buyer who won’t be living in the property.

• Investors pay the standard general rate across the full dutiable value
• If you’re a foreign person, company, or trust, an Additional Foreign Acquirer Duty of 8 percent applies on top of standard duty for residential land
• If your plans include eventually purchasing an investment property alongside your own home, our Investment Property Loans page covers how lenders assess that differently to an owner-occupier purchase

Stamp Duty on Off-the-Plan and New-Build Purchases

Buying off-the-plan or building new works a little differently to buying an established home, both for duty and for timing.

• Dutiable value is generally based on the contract price, and duty becomes payable from the date the contract is signed, not the settlement date
• First home buyers purchasing a new home, house and land package, or off-the-plan property benefit from the same zero-duty exemption as any other new home, with no value cap
• Owner-occupiers who aren’t first home buyers can still claim the standard home concession on a new build or off-the-plan purchase
• If you’re financing a new build specifically, our Construction Loans page explains how staged funding works alongside these concessions

When and How Stamp Duty Is Paid

Stamp duty isn’t something you pay upfront when you sign a contract, but it also isn’t optional to defer indefinitely.

• Duty is generally payable within 30 days of the liability arising, usually the contract date
• In practice, your solicitor or conveyancer typically handles the lodgement and payment as part of the settlement process
• You’ll usually receive a notice of assessment from the QRO confirming the amount payable
• Because it’s a cash requirement separate from your loan, it needs to be budgeted for alongside your deposit, not funded through the loan itself in most cases

How to Reduce Your Stamp Duty in QLD

A few things genuinely change how much duty you pay, and they’re worth confirming before you sign, not after.

• Confirm exactly which concession you’re eligible for, first home buyer, home concession, or neither, since this changes the number significantly
• Consider whether a new home or off-the-plan purchase suits your situation, given the uncapped first home buyer exemption on new builds
• Make sure any required declaration for the home concession or first home concession is made correctly at the time of purchase, since concessions generally need to be claimed as part of the transaction, not retrofitted afterward
• If you’re refinancing rather than purchasing, note that stamp duty generally doesn’t apply, our Refinance Home Loans page covers what refinancing costs look like instead
• Get your eligibility confirmed before you sign a contract, not after, since some concessions depend on conditions tied to the purchase itself

FAQs

How much is stamp duty on a $600,000 house in QLD?
It depends on whether you’re an owner-occupier, investor, or eligible first home buyer. A first home buyer purchasing an established home under $700,000 may pay no duty at all, while an investor would pay standard rates on the full amount. Confirm your specific figure using the QRO calculator or speak to us directly.

Do first home buyers pay stamp duty on a new home in QLD?
Generally no. From 1 May 2025, eligible first home buyers purchasing a new home, house and land package, or vacant land to build on pay zero transfer duty, with no property value cap.

Is stamp duty different for investment properties?
Yes. Investment properties don’t qualify for the home concession or first home buyer exemptions, since these require you to live in the property. Investors pay the standard general rate.

Can I include stamp duty in my home loan?
Generally no, stamp duty is a separate cash cost paid at settlement rather than financed through the loan in most cases. It’s worth budgeting for it alongside your deposit rather than assuming it’s covered.

Talk to ADA Before You Sign a Contract

Stamp duty can shift your total upfront cost by tens of thousands of dollars depending on your eligibility for a concession, so it’s worth confirming before you commit to a purchase. Book a free 30 minute call and we’ll help you factor stamp duty into your budget, confirm your borrowing capacity, and check which QLD concessions and exemptions apply to you.

Book a Free Consultation Contact Us

This is general information only and does not constitute financial, credit, or tax advice. Stamp duty rates and concessions can change, always confirm current figures with the Queensland Revenue Office or speak to a licensed broker for advice tailored to your situation.