Stamp Duty Calculator QLD

How transfer duty works in Queensland

Transfer duty, still commonly called stamp duty, is a tax the Queensland Government charges when dutiable property such as a home, an investment property or vacant land changes hands. It is imposed under the Duties Act 2001 and administered by the Queensland Revenue Office (QRO), which is part of Queensland Treasury. The purchaser is usually responsible for paying it, and it is assessed on the dutiable value of the property, which is the greater of the consideration paid and the unencumbered market value.

Queensland publishes two main schedules. The general transfer duty rates, reproduced in the table on this page, apply to investors, to purchasers who do not intend to live in the property, and to any part of a purchase that does not qualify for a concession. The home concession rates apply to buyers who will occupy the property as their home. Queensland then adds three further concessions for first home buyers: the first home concession for established homes, the first home (new home) concession and the first home vacant land concession. A buyer can claim only one of these concessions for a given home.

The calculator on this page models established homes only. It applies the general rates to investors, the home concession rate to owner-occupiers and the first home concession to eligible first home buyers. It does not model the new home or vacant land concessions, additional foreign acquirer duty, mixed-use land or purchases by companies and trusts, for which the QRO calculator is the authoritative tool.

The Queensland home concession rate for owner-occupiers

The home concession is available to a buyer who acquires a residence as an individual and moves into it as their principal place of residence. It is not limited to first home buyers, so a person who has owned property before can still claim it. The concessional rate is $1.00 for each $100 on the first $350,000 of value. Above $350,000 the schedule rejoins the general rates, which is why the home concession schedule reads $3,500 plus $3.50 per $100 over $350,000, then $10,150 plus $4.50 per $100 over $540,000, then $30,850 plus $5.75 per $100 over $1,000,000.

Because the concession applies only to the first $350,000, the saving is fixed once the price exceeds that figure. The QRO states that the home concession can save up to $7,175 compared with the general rates. On a $950,000 home, for example, the QRO example calculation shows duty of $28,600 at the home concession rate, compared with $35,775 at the general rate.

The occupancy conditions are strict. The buyer must move into the home with their personal belongings and live there on a daily basis within one year of settlement, and the QRO states that this period cannot be extended. The buyer must not sell or transfer the property, or lease all or part of it, before moving in. After moving in, renting out part of the home, such as a room, is permitted for lease arrangements that start on or after 10 September 2024, provided the owner continues to live there, but leasing the whole property within one year of moving in is not permitted. Any existing tenants must move out when their lease expires or within six months of settlement, whichever is earlier. Demolishing the existing house without first living in it also removes the concession.

A further condition applies to transactions entered into on or after 1 August 2026. From that date, a buyer claiming any of the Queensland home concessions must be an Australian citizen, a permanent resident or a specified foreign retiree. Where co-buyers differ, the concession is calculated on the share of each eligible buyer, and the share of an ineligible buyer attracts full duty and, where relevant, additional foreign acquirer duty.

The Queensland first home concession for established homes

The first home concession is the main relief for first home buyers purchasing an established home in Queensland. Duty is first calculated at the home concession rate, and a first home concession amount is then deducted. For contracts signed on or after 9 June 2024, the deduction is $17,350 for a home valued at not more than $709,999.99. Because duty at the home concession rate on a $700,000 home is exactly $17,350, no duty is payable on an eligible first home valued at $700,000 or less.

Above $700,000 the concession reduces in steps of $1,735 for each $10,000 band. The deduction is $15,615 from $710,000, $13,880 from $720,000, $12,145 from $730,000, $10,410 from $740,000, $8,675 from $750,000, $6,940 from $760,000, $5,205 from $770,000, $3,470 from $780,000 and $1,735 from $790,000 to $799,999.99. From $800,000 the first home concession no longer applies, although the buyer can still claim the ordinary home concession. The QRO gives the example of a $795,000 home, where duty of $21,625 at the home concession rate is reduced by $1,735 to $19,890.

To qualify, each buyer claiming the concession must be acquiring as an individual, be at least 18 years of age, never have held an interest in a residence anywhere in Australia or overseas, and never have claimed the first home vacant land concession. The same move-in, sale and leasing conditions as the home concession apply. Where the home is valued between $700,001 and $799,999, the buyer must also be paying market value. Couples can mix concessions, so one partner can claim the first home concession on their share while the other claims the home concession.

The concession is claimed when the documents are lodged for duty assessment, using the QRO form for claiming a home, first home or first home (new home) concession. A buyer who is unsure whether they will meet the conditions can pay duty at the full rate and apply for a reassessment and refund once the conditions are met.

Queensland first home buyers of new homes and vacant land

From 1 May 2025, Queensland removed transfer duty for eligible first home buyers of new homes and of vacant land on which they will build their first home. The key date is the date the contract is signed, not the settlement date. Contracts signed before 1 May 2025 do not qualify for the new home concession, although the buyer may still qualify for one of the other home concessions.

The first home (new home) concession is a full concession that reduces duty to nil, and there is no cap on the value of the home. A new home is one that has not previously been occupied or sold as a place of residence, or a substantially renovated home sold by the builder or renovator as new residential premises for GST purposes. The buyer must meet the same first home criteria as for the established home concession, pay market value, move in within one year of settlement and provide evidence that the home is new, usually a vendor statement. A vendor statement is not required for a residential off-the-plan purchase. The concession applies only to the residential land attributed to the home, so duty is charged at the general rates on any additional land that is not used for residential purposes.

The first home vacant land concession is also a full concession for contracts signed from 1 May 2025, again with no value cap on the residential land. The land must have no building, or part of a building, on it when acquired, the buyer may build only one home on it, and the buyer must build the home, move in and live there within two years of settlement. The two-year period cannot be extended.

Because the calculator on this page covers established homes only, a first home buyer of an eligible new home or vacant land block should expect nil duty rather than the figure shown, provided every condition is met. The Queensland First Home Owner Grant, which is separate from these duty concessions, is explained on the Queensland government grants page.

Additional foreign acquirer duty in Queensland

Additional foreign acquirer duty (AFAD) is an extra 8% of the dutiable value that applies when a foreign person acquires AFAD residential land in Queensland. It has applied to liabilities arising on or after 1 October 2016. AFAD residential land includes homes and apartments, vacant land on which a home will be built and land for residential development. Foreign persons include foreign individuals and certain companies and trusts.

AFAD is charged in addition to ordinary transfer duty, so a foreign buyer of a $700,000 established home would pay general duty plus a further $56,000 in AFAD. Holders of certain retirement visas, known as specified foreign retirees, can be exempt. The calculator on this page does not apply AFAD, so foreign buyers should use the QRO calculator or obtain professional advice.

When Queensland transfer duty is payable and how it is lodged

Liability for transfer duty generally arises when the contract is signed, not at settlement. Documents must be lodged for assessment within 30 days of the liability date. Where there is no contract, the 30 days run from when the last person signs the transfer.

There are two ways to lodge. Most Queensland solicitors, conveyancers and settlement agents are registered self assessors, which means they can assess and stamp documents themselves through QRO Online without sending them to the QRO. A self assessor must lodge within 30 days of the liability date, and the duty must be paid within 14 days after that. Self assessors are not QRO agents and may charge a fee for this service.

Alternatively, a buyer can lodge directly with the QRO by post or email. The QRO then issues an assessment notice stating the amount payable and the due date, which is usually within 30 days of the notice. The QRO notes that a buyer who lodges directly cannot settle the transaction through the electronic conveyancing network, and that it cannot fast-track an assessment simply to meet a settlement date.

If a concession is later lost, for example because the buyer does not move in within the required time or leases the whole property within the first year, the buyer must notify the QRO using the reassessment notice. The QRO may then reassess the duty and can charge unpaid tax interest and penalty tax, depending on the circumstances.

How Queensland duty affects the deposit and lenders mortgage insurance

Lenders generally expect transfer duty and other purchase costs to be paid from the buyer's own funds rather than added to the loan. Every dollar spent on duty is therefore a dollar that is not available for the deposit. For a buyer who is not eligible for a concession, duty on a $600,000 established home at the general rate is about $20,025, and at the home concession rate about $12,850. Setting that money aside can reduce the deposit enough to move the loan to value ratio above 80%, which is the point at which most lenders charge lenders mortgage insurance.

The Queensland concessions change this calculation significantly for first home buyers. An eligible first home buyer purchasing an established home at $600,000 pays no duty, so the whole of their savings can go towards the deposit and other costs. A first home buyer purchasing an eligible new home or vacant land pays no duty at any price. Where a first home buyer also uses the Australian Government 5% Deposit Scheme, lenders mortgage insurance is not charged on an eligible loan, but the buyer still needs enough savings to cover any duty and other costs above the deposit.

For owner-occupiers upgrading or investors, duty remains a large cost. It is useful to estimate duty before setting a price range and to confirm which concession applies before signing. BorrowWise is an education site and can connect readers with an accredited mortgage broker, who can explain how duty affects a particular borrowing position. The figures on this page are general information only and are not personal financial advice.