Quick answer: Queensland transfer duty (stamp duty) on an $800,000 home you’ll live in is $21,850 with the home concession, or $29,025 at general rates. First home buyers pay $0 on a new home or vacant land at any price, and $0 on an established home up to $700,000. From 1 August 2026, these concessions need every claiming buyer to be an Australian citizen or permanent resident.
Transfer duty, which almost everyone calls stamp duty, is the Queensland state tax on buying property. Queensland has two rate scales: a home concession scale for people buying a home to live in, and general rates for everyone else. On top of that sit three first home concessions, the most generous of which removes duty on new homes entirely. Use the calculator below for your number, then read on for how it works.
Queensland stamp duty calculator (2026–27)
Estimate for residential property on the Queensland Revenue Office general and home concession rates, for contracts signed from 1 August 2026. Confirm with your solicitor or the QRO transfer duty calculator before you sign.
Queensland transfer duty rates
Each rate is charged per $100, or part of $100, of the value above the threshold. Use general rates for investment property, holiday homes and vacant land you won’t build your first home on.
| Dutiable value | Duty |
|---|---|
| $0 – $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
If you’re buying a home to live in, the home concession rates apply instead:
| Dutiable value | Duty |
|---|---|
| $0 – $350,000 | $1.00 per $100 |
| $350,001 – $540,000 | $3,500 + $3.50 per $100 over $350,000 |
| $540,001 – $1,000,000 | $10,150 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $30,850 + $5.75 per $100 over $1,000,000 |
Sources: QRO, transfer duty general rates and home concession rates. Checked 6 October 2026.
Working it out by hand
For a $750,000 home you’ll live in: the price falls in the $540,001–$1,000,000 home concession band, so duty is $10,150 plus $4.50 for every $100 above $540,000. That is $10,150 + ($210,000 ÷ 100 × $4.50) = $10,150 + $9,450 = $19,600. An investor buying the same property pays $26,775 at general rates.
How much stamp duty at common prices in Queensland
| Price | General rates | Share of price | Home concession | First home: established | First home: new or land |
|---|---|---|---|---|---|
| $400,000 | $12,425 | 3.1% | $5,250 | $0 | $0 |
| $500,000 | $15,925 | 3.2% | $8,750 | $0 | $0 |
| $600,000 | $20,025 | 3.3% | $12,850 | $0 | $0 |
| $700,000 | $24,525 | 3.5% | $17,350 | $0 | $0 |
| $750,000 | $26,775 | 3.6% | $19,600 | $10,925 | $0 |
| $800,000 | $29,025 | 3.6% | $21,850 | Same as home rate | $0 |
| $900,000 | $33,525 | 3.7% | $26,350 | Same as home rate | $0 |
| $1,000,000 | $38,025 | 3.8% | $30,850 | Same as home rate | $0 |
| $1,200,000 | $49,525 | 4.1% | $42,350 | Same as home rate | $0 |
| $1,500,000 | $66,775 | 4.5% | $59,600 | Same as home rate | $0 |
| $2,000,000 | $95,525 | 4.8% | $88,350 | Same as home rate | $0 |
Queensland duty works out at roughly 3% to 4% of the price at general rates for most Brisbane, Gold Coast and Sunshine Coast purchases, and less with the home concession. Above $540,000, the home concession is worth a flat $7,175 at any price.
First home buyers: three different concessions
New homes: $0 duty, no price cap
For contracts signed from 1 May 2025, an eligible first home buyer pays no transfer duty on a new home, with no value cap. That covers house-and-land packages, off-the-plan apartments and townhouses, and substantially renovated homes that meet the definition. On a $900,000 new townhouse, that is a saving of $26,350 against the home concession rate.
Vacant land to build your first home: $0 duty
Also from 1 May 2025, there is no duty on residential vacant land you buy to build your first home on, at any price. You must build, move in and live there within 2 years of settlement, and that deadline cannot be extended.
Established homes: $0 up to $700,000
On an established home, the first home concession is taken off the home concession duty. The full concession is $17,350, which wipes out duty up to $700,000; from $710,000 it falls by $1,735 for each $10,000 band and ends at $800,000.
| Home value | Concession |
|---|---|
| Up to $709,999.99 | $17,350 |
| $710,000 – $719,999.99 | $15,615 |
| $720,000 – $729,999.99 | $13,880 |
| $730,000 – $739,999.99 | $12,145 |
| $740,000 – $749,999.99 | $10,410 |
| $750,000 – $759,999.99 | $8,675 |
| $760,000 – $769,999.99 | $6,940 |
| $770,000 – $779,999.99 | $5,205 |
| $780,000 – $789,999.99 | $3,470 |
| $790,000 – $799,999.99 | $1,735 |
| $800,000 and above | Nil |
At $700,000 that saves $24,525 compared with general rates (the QRO’s own maximum). At $750,000, you pay $10,925 instead of $19,600 with the home concession alone.
The main eligibility rules for all three first home concessions:
- You have never held an interest in a home anywhere in Australia or overseas. Queensland counts overseas property, which NSW and Victoria do not.
- You’re 18 or over, buying as an individual, and paying market value.
- You move in with your belongings and live there within 1 year of settlement (2 years for vacant land), and you don’t sell, transfer or lease the whole property before then.
- For contracts signed from 1 August 2026, each buyer claiming the concession is an Australian citizen, permanent resident or specified foreign retiree.
For a new home, the concession can be combined with the $30,000 Queensland First Home Owner Grant (for homes under $750,000, where you qualify) and the 5% Deposit Scheme, whose Queensland price caps are $1,000,000 in Brisbane and regional centres and $700,000 elsewhere. Our Queensland first home buyer guide shows how they fit together.
Already own property overseas? Under Queensland’s rules, a home you hold or held an interest in overseas generally rules out the first home concessions, even if you’ve never owned in Australia. The ordinary home concession can still apply. Full rules: QRO, first home (new home) concession and first home concession.
The home concession: for anyone buying a home to live in
Upsizing, downsizing or moving to Queensland? If you’re buying a home you’ll live in, you pay the lower home concession rates even if you’ve owned before. You must move in within 1 year of settlement, and you can’t rent out the whole property or sell it before you move in. If you later fail those conditions, the concession has to be paid back.
Temporary residents: the 1 August 2026 change
For contracts signed on or after 1 August 2026, the home concession, the first home concession and the first home vacant land concession are limited to Australian citizens, permanent residents and specified foreign retirees (holders of legacy subclass 405 or 410 visas). Temporary residents generally now pay general rates plus the 8% additional foreign acquirer duty.
On a $700,000 new apartment, that is the difference between $0 for an eligible first home buyer and $80,525 for a temporary resident ($24,525 duty plus $56,000 AFAD). Where buyers are mixed, for example a citizen buying with a partner on a temporary visa, the eligible buyer can still claim on their share. Contracts signed on or before 31 July 2026 are assessed under the old rules, even if they settle later. Source: QRO, home concession changes from August 2026.
Separately, federal rules currently stop most foreign persons buying established homes until 2029. Our guide to buying on a temporary visa covers lending and approvals.
When stamp duty is paid in Queensland
- Lodgement: the transaction must be lodged with the QRO within 30 days of the liability date, which is usually the day you sign. For some conditional contracts, the time runs from when the contract becomes unconditional. Your solicitor or conveyancer lodges it and pays the duty, normally by settlement.
- From savings: lenders limit the loan to a share of the property’s value, so duty normally comes from your own funds on top of the deposit.
- No mortgage duty: Queensland abolished mortgage duty in 2008. You pay transfer duty plus Titles Queensland fees to register the transfer and the mortgage.
Foreign buyers and investors
- Foreign persons pay additional foreign acquirer duty (AFAD) of 8% on residential land, on top of transfer duty at general rates.
- Investors pay general rates. The home and first home concessions need you to live in the property, so a property you plan to rent out from day one (rentvesting) pays general rates. Our rentvesting guide covers the trade-off.
Stamp duty in other states
Each state sets its own rates and first home buyer rules, so the same price can mean very different duty. On an $800,000 home bought by an investor, duty is about $30,187 in NSW, $43,070 in Victoria and $29,025 in Queensland. Read our NSW stamp duty guide, our Victorian stamp duty guide, or use the stamp duty calculator, which covers every state and territory.
Stamp duty in Queensland: common questions
How much is stamp duty on an $800,000 home in Queensland?
$21,850 if you will live in it and qualify for the home concession, or $29,025 at general rates (for example, as an investor). An eligible first home buyer of an established home pays the same $21,850 at $800,000, because the first home concession stops just below that price.
Do first home buyers pay stamp duty in Queensland?
Not on a new home or on vacant land to build on, at any price, for contracts from 1 May 2025. On an established home, there is no duty up to $700,000 and a reducing concession up to $799,999.99. From 1 August 2026 every buyer claiming it must be an Australian citizen, permanent resident or specified foreign retiree.
What is the home concession in Queensland?
A lower rate scale for anyone buying a home to live in, not just first home buyers. Above $540,000 it is worth $7,175 compared with general rates. You must move in within 1 year of settlement, and you cannot rent the whole property out or sell it before you move in.
Can temporary residents get the Queensland home concession?
Not for contracts signed from 1 August 2026. Temporary visa holders generally pay transfer duty at general rates plus the 8% additional foreign acquirer duty. Contracts signed on or before 31 July 2026 are assessed under the old rules.
When is stamp duty paid in Queensland?
The transaction must be lodged with the Queensland Revenue Office within 30 days of the liability date, which is usually the day you sign or, for some conditional contracts, the day the contract becomes unconditional. In practice your solicitor or conveyancer lodges it and pays the duty by settlement.
How much extra stamp duty do foreign buyers pay in Queensland?
Additional foreign acquirer duty (AFAD) of 8% of the value of residential land, on top of transfer duty at general rates. On a $700,000 property that is $56,000 extra, $80,525 in total.
Is stamp duty in Queensland charged per $100?
Yes. Each rate is a dollar amount per $100, or part of $100, of the value above the threshold. For example, between $540,000 and $1,000,000 it is $4.50 for each $100 over $540,000.
Budgeting it properly
Before you bid, write down your full “cash to complete”: deposit, duty (if any), legal or conveyancing fees, building and pest inspections, and Titles Queensland registration fees. We map this with every client before they make an offer, and check every concession they qualify for, so the duty line is accurate and often lower than expected.