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Stamp Duty in Queensland: What You'll Actually Pay

Transfer duty is one of the biggest upfront costs in property. Here's how it's calculated, what concessions are available, and how to budget for it.

Stamp duty, formally called transfer duty in Queensland, is a state government tax payable by the buyer on the purchase of property. It is calculated as a percentage of the purchase price (or market value, whichever is higher) and is one of the largest upfront costs in any property transaction. For a $1.2 million property, transfer duty is approximately $49,525 for a standard purchaser. For a $1.5 million property, the figure climbs to around $66,775. Understanding how it is calculated, and what concessions may reduce your liability, is essential budgeting for any buyer, particularly in Brisbane's inner east where entry prices across most family home segments are well above the concession thresholds.

Many buyers, particularly those purchasing their second or third property, underestimate transfer duty as a line item. They account for the deposit and the legal fees but leave transfer duty as a vague number to be confirmed later. That approach causes real problems when the settlement statement arrives. Budget for it upfront, as a concrete cash cost, and make sure your lender knows you understand it will not be included in your loan.

How transfer duty is calculated

Queensland uses a progressive duty rate, meaning the higher the purchase price, the higher the effective rate applied. The duty is calculated in brackets, similar to income tax, with each portion of the price taxed at a different rate. As a guide for established residential properties purchased at current rates:

Transfer duty is payable within 30 days of settlement. Your solicitor or conveyancer will calculate the exact amount, lodge the transfer duty return with the Queensland Revenue Office, and arrange payment on your behalf as part of the settlement process. You will see the figure on your settlement statement in advance, so there should be no surprises if you have budgeted correctly. Most lenders will not include transfer duty in the mortgage, so it must come from your own funds at settlement.

First home buyer concessions

First home buyers in Queensland may be eligible for the First Home Concession, which significantly reduces the transfer duty payable. Under changes that took effect on 9 June 2024, eligible first home buyers pay no transfer duty at all on existing homes valued up to $709,999. Between $710,000 and $799,999 the concession tapers from $17,350 down to nil. At $800,000 and above, the first home concession is nil, but the general home concession (for owner-occupiers) still applies. Given that the median house price across Brisbane's inner-east suburbs regularly exceeds $1,000,000, most first home buyers purchasing in this area will fall above the taper and will not benefit from the first home concession on the property itself, though the home concession will still reduce their duty if they intend to occupy.

To qualify for the First Home Concession, you must be a natural person (not purchasing through a company or trust), you must never have held an interest in a residential property anywhere in Australia before, and you must occupy the property as your principal place of residence within one year of settlement. The residency requirement is enforced. If you move in and then rent the property out within twelve months, the duty concession can be clawed back.

A separate First Home Vacant Land Concession applies to purchases of vacant land intended for the construction of a first home. From 1 May 2025, this is a full concession with no cap on the land value. The eligibility conditions mirror those for the first home concession, and the buyer must build and move in as their principal place of residence. If you are buying land to build on, check whether you qualify.

Home concession for owner-occupiers

If you are not a first home buyer but are purchasing a property to live in as your principal place of residence, you may still be eligible for the Home Concession. This provides a reduced duty rate compared to the standard investor rate. The concession is available on residential properties of any value, provided you move into the property within one year of settlement and live there as your home. It is available to individuals and couples, including those purchasing jointly where at least one party will occupy the property.

The difference between the home concession rate and the standard investor rate becomes more meaningful at higher price points. At $1.5 million, the saving is approximately $7,175 compared to the standard rate. At $2 million, the gap is larger still. If you intend to owner-occupy, make sure your solicitor applies the correct concession at the time of settlement. It cannot be claimed retrospectively once the transfer is lodged.

Foreign purchaser additional duty

Foreign persons purchasing residential property in Queensland are subject to an additional transfer duty surcharge of 8% of the purchase price, applied on top of standard transfer duty. This applies to non-Australian citizens, non-permanent residents, and certain foreign-owned entities. If you are purchasing as a foreign person, or jointly with a partner who is a foreign person, the surcharge applies to their proportionate share. On a $1.5 million property, an 8% surcharge adds $120,000 to the upfront cost. Factor this into your cost calculations from the outset and confirm your status with your solicitor before you make any offers.

Other upfront costs to budget alongside duty

Transfer duty is the largest single upfront cost, but it is not the only one. Buyers should also budget for solicitor or conveyancer fees (typically $1,500 to $3,000), title search and registration fees, building and pest inspection costs (typically $500 to $700 for a combined inspection in Brisbane), mortgage registration fees if borrowing, and home insurance from the date of settlement. For a $1.2 million purchase, total upfront costs beyond the deposit can easily reach $55,000 to $60,000. This is not a number to calculate at the last minute.