Stamp duty — officially transfer duty — is usually the biggest upfront cost of buying property in Queensland after your deposit. The rules changed significantly in 2024 and 2025, and another important change arrives on 1 August 2026. Here is how it all works, in plain English.

How QLD transfer duty is calculated

Duty is charged on a sliding scale against the higher of the purchase price or market value. Without any concession, a $750,000 purchase attracts roughly $19,600 of duty; a $1,000,000 purchase roughly $30,850. Rather than working through the brackets by hand, use our free stamp duty calculator — it applies the current QLD scale plus every concession below, instantly.

The home concession

If you will live in the property as your principal place of residence, the home concession applies a reduced 1% rate to the first $350,000 of value, saving up to about $7,175 versus investor rates. You must move in within one year of settlement and not sell or lease the whole property in that first year.

First home buyers: the big three

  1. New homes — zero duty, no price cap. For contracts signed on or after 1 May 2025, eligible first home buyers pay no transfer duty at all on a brand-new home, substantially renovated home, or off-the-plan purchase — regardless of price.
  2. Established homes — concession up to $800,000. For contracts from 9 June 2024, first home buyers pay zero duty up to $700,000, with the benefit (up to $17,350) phasing out between $700,000 and $800,000. At $800,000 or above, only the ordinary home concession applies.
  3. Vacant land — zero duty. For contracts from 1 May 2025, first home buyers pay no duty on vacant residential land they will build their first home on (build and move in within two years).

These duty concessions are separate from the $30,000 First Home Owner Grant, which applies to new homes valued under $750,000 — see our first home buyer support guide for the full picture.

⚠ The 1 August 2026 change

From 1 August 2026, Queensland's home and first-home duty concessions will be restricted to Australian citizens, permanent residents and "specified foreign retirees" (a 2026-27 Budget measure, pending Royal Assent at the time of writing). Until 31 July 2026 there is no citizenship test on the duty concessions — so eligible temporary residents planning to claim a concession should pay close attention to their contract date.

Foreign buyers: the 8% surcharge

Buyers who are not Australian citizens or permanent residents (New Zealand citizens on a special category visa are excluded) pay Additional Foreign Acquirer Duty of 8% of the property value on top of normal duty. Separately, foreign companies and trusts pay a 3% land tax surcharge each year. And under federal rules, foreign persons — including most temporary residents — cannot buy established dwellings between 1 April 2025 and 30 June 2029; new dwellings and off-the-plan purchases remain available with FIRB approval (the FIRB application fee is $15,600 for properties up to $1 million in FY2026-27).

Worked example (first home buyer, July 2026)

  • New townhouse, $780,000: transfer duty $0 (first home new-home concession). If it's valued under $750,000 the $30,000 FHOG may also apply — at $780,000 it does not.
  • Established house, $680,000: transfer duty $0 (under the $700,000 first-home threshold).
  • Established house, $760,000: partial concession — roughly $10,400 of duty instead of about $20,000.

Every scenario above (plus foreign-buyer surcharges, FHOG eligibility and other states) is built into the PVI stamp duty calculator — free, no sign-up.

This article is general information, current as at 15 July 2026, not financial, legal or tax advice. Duty outcomes depend on your circumstances — confirm with the Queensland Revenue Office or your solicitor before signing.