Stamp duty can feel like a hidden cost when buying a home in Queensland — but our Stamp Duty Calculator QLD makes it easy to see exactly what you’ll pay. This guide, from your trusted mortgage broker in Brisbane, breaks down how stamp duty is calculated, the concessions you may qualify for, and ways to legally reduce it. Whether you’re a first home buyer, upgrader, or investor, use the calculator below to get your instant estimate before making a decision.
Let’s dive in
What is Stamp Duty in Queensland?
Stamp duty essentially is the tax imposed by the QLD government on insurance, sometimes on car purchases and always home purchases. The amount charged is the higher of the market value or the property value (including general sales tax). This means the higher the property value is, the higher the stamp duty in Queensland will be.
Stamp duty can be a substantial additional cost towards buying a property, so the Queensland government has decided to help first home buyers out by giving them a rebate on all or part of the cost of the stamp duty.
What you need to know:
- ✅ Stamp duty is paid by the buyer of a property
- ✅ There are discounts and waivers of stamp duty for certain home buyers
- ⛔️ It is paid on new homes, established homes or vacant land
- ⛔️ The price you pay varies depending on the value of the property
How Stamp Duty In Queensland Is Calculated
Queensland uses a progressive, tiered transfer duty scale for non-concessional buyers. Each portion of your property price is taxed at its relevant bracket—not one flat rate.
However, a major reform implemented on 1 May 2025 means eligible first home buyers of new homes or vacant land may pay no transfer duty at all. (Queensland Government)
So you’ll need to know whether your purchase qualifies for exemption or follows standard brackets.
Standard Transfer Duty Rates (2025) – Non-Concessional Buyers
Property Value Bracket | Duty Rate / Formula |
$0 – $5,000 | Nil (no duty) |
$5,001 – $75,000 | $1.50 for every $100 (or part thereof) over $5,000 |
$75,001 – $540,000 | $1,050 + $3.50 per $100 above $75,000 |
$540,001 – $1,000,000 | $17,325 + $4.50 per $100 above $540,000 |
Over $1,000,000 | $38,025 + $5.75 per $100 above $1,000,000 |
These rates apply unless you qualify for a full exemption or concession.
Example (Non-Concessional Buyer): $750,000 Home
Let’s calculate your stamp duty in Queensland if you don’t quality for a concession:
- First $540,000 taxed via lower tiers already captured above.
- Remaining $210,000 is taxed at $4.50 per $100 (since it falls in the $540,001–$1,000,000 bracket).
- That adds $9,450 (i.e. $210,000 ÷ 100 × $4.50) on top of base duty.
- Summed across all brackets, the total duty for a non-concessional buyer on a $750,000 home is $19,600 (based on these 2025 rates).
(Note: this is illustrative using standard rates; does not include surcharges or fees.)
First Home Buyer Reforms: Duty Exemption from 1 May 2025
From 1 May 2025, new legislation allows full transfer duty exemption for first home buyers purchasing:
- A new home (brand new or substantially renovated) to live in
- Vacant land to build their first home
Contracts must be signed on or after 1 May 2025 to qualify.
There is no property value cap for this exemption, making it a game-changer for many buyers. If your purchase qualifies, your stamp duty liability is reduced to $0.
Stamp Duty Calculation Quick Decision Flow
- Did you sign contract on or after 1 May 2025?
- Is your purchase a new home or vacant land (for building)?
- If yes to both, then eligible first home buyers pay $0 duty under the new scheme.
- If no, you must use the standard tiered rates above (or applicable concession) to calculate duty.
Expert Tip: Duty is always calculated on the higher of the sale price or the unencumbered value of the property.
Who Is Required To Pay It?
This is a really important and common question asked by many buyers and investors.
Every buyer or investor purchasing property is required to pay stamp duty in Queensland. However, an exception to that is First home buyers in Queensland who may be eligible to the First Home Buyers Stamp Duty Rebate. If you’re not in Queensland, understand that the rebate varies between states, so always check your state government’s rules.
If you don’t qualify as a first home buyer or are outside of the terms of this rebate then you’ll need to include this in your budget to avoid any unpleasant surprise when you make a purchase.
Who needs to pay stamp duty?
- ⛔ Those who have already purchased their first property (buying their second or third property).
- ⛔ The buyer pays it – not the seller.
- ⛔ It’s usually paid between 30 to 60 days of signing the contract (depending on the state you are in and when settlement is to occur), but in most cases is paid on the day of settlement.
Exemptions from Stamp Duty
In Queensland, certain transactions are exempt from paying stamp duty (also known as transfer duty). These exemptions include:
- Transfer to a Spouse: Transferring an interest in your home to your spouse as a gift can be exempt from duty, provided specific conditions are met.
- Death of a Property Owner: When a property owner passes away, transferring their interest in the property to a beneficiary may be exempt from duty.
- Charitable Institutions: Transfers to certain charitable institutions may also qualify for exemptions.
It’s important to note that these exemptions have specific eligibility criteria. For instance, when transferring property to a spouse, the transfer must be by way of gift, and after the transfer, both spouses must own the entire home as joint tenants or tenants in common in equal shares. Additionally, the home must be your principal residence.
Disclaimer: Please speak to our team of experts at Hunter Galloway or a finance expert to calculate the exact amount of stamp duty for your personal situation. The above calculator is an example and each situation varies and needs to be looked at on a case by case basis.
Is Stamp Duty Part Of My Deposit?
Stamp duty is paid by the buyer when you are buying a property and is paid on top of the 8-10% deposit you put towards your home purchase.
Let’s look at a quick example, of a first home buyer purchasing a home in Queensland for $750,000.
Purchase Price: $750,000 with a 10% deposit
✅ Bank Deposit 10% = $75,000
✅ Bank Loan: $675,000
✅ Costs & Fees: $21,559
- Purchase Stamp Duty: $17,800
- Transfer Fees: $1,564
- Registration Fees: $195
- Legal/Conveyancer Costs: $1,500
- Building & Pest: $500
In this scenario, the total funds required would be $75,000 (deposit) + $21,559 (costs & fees) = $96,559. This equates to approximately a 12.8% deposit when factoring in all additional costs.
Stamp Duty Costs Compared: First Home Buyer vs Investor vs Foreign Buyer
Your buyer status significantly affects how much stamp duty you pay in Queensland. First home buyers may qualify for exemptions or concessions, while investors and foreign buyers pay full duty plus surcharges. Understanding the differences can help you budget accurately and avoid surprises at settlement.
Comparison Table: Stamp Duty Costs by Buyer Type (Example Property Price: $750,000)
Buyer Type | Eligibility / Notes | Stamp Duty Payable | Savings Compared to Full Duty |
First Home Buyer | New home or vacant land; principal place of residence; eligible for 2025 full exemption | $0 | $26,775 saved compared to full duty |
Owner-Occupier (No Concession) | Already owned property or not eligible for first home concession | $26,775 | N/A |
Investor / Foreign Buyer | Any property; foreign buyers pay Additional Foreign Acquirer Duty (AFAD) 8% | $26,775 + $60,000 (AFAD) = $86,775 | $60,000 extra compared to owner-occupier |
How Can I Get Stamp Duty Rebates?
Stamp duty rebates can save you thousands when buying your first home. If you qualify, it reduces your upfront costs and makes getting into the property market much easier.
To be eligible, you must meet all three key criteria below.
1. You Must Be an Australian Resident Over 18
- You need to be at least 18 years old on the purchase date.
- Australian citizens and permanent residents qualify automatically.
- Foreign buyers can still access the concession but must also pay the Additional Foreign Acquirer Duty (AFAD), which adds 8% to the purchase price.
2. It Must Be Your First Property Purchase — Anywhere in the World
- You must have never owned property before, even partially.
- You must not have received the First Home Owner Grant in the past.
- If buying with a partner, only the eligible first home buyer can claim their share of the concession. For example, if the property is owned 50/50, only 50% of the rebate applies.
3. You Must Live in the Property for at Least 12 Months
- You must move into the property within 12 months of settlement.
- You must live there continuously for 12 months.
- If you move out early, the Queensland Revenue Office may require you to repay part or all of the concession.
When Is Stamp Duty Required To Be Paid?
It is very important to be fully aware of when you should pay the stamp duty in Queensland to avoid any hiccups. So here it is…
Buyers and investors are required to make the payment within 30 days of the property settlement.
The process:
- ✅ The stamp duty rebate will be calculated prior to settlement by your solicitor or conveyancer and they will figure out your rates etc.
- ✅ From here, your rebate will be taken into account.
- ✅ Your solicitor is required to notify you with the exact amount you need to pay.
- ✅ They will let you know prior to settlement what you owe so that you can get the funds ready two business days prior to settlement.
Read More: Home Loan Process [Step-by-step guide]
Why Does The Queensland Government Charge Stamp Duty?
That’s a very good question.
If you are paying a substantial amount out of your pocket, you have every right to ask this question.
Stamp duty is collected by the territory and state government and they use this amount for economic development and invest it back into the economy.
In other words, the amount is included in the state budget and it is used for the development of economic activities, such as emergency services, justice, police, roads, transport, and health.
Stamp duty can also be added to some insurance payments and gifts, but generally the more expensive, the more stamp duty.
Read More: First Home Owners Grant QLD 2022 [Are you Eligible?]
Read More: 16 Hidden Costs of Buying a Home in Brisbane
Bonus: Other Government Fees When Buying A Home In Brisbane
Stamp Duty is not the only government fee you will need to pay when buying a home in Queensland. There are other government costs, including:
- Registration on mortgage: Typically $187 in Queensland
- Registration of discharge of mortgage: $187 in Queensland
- Council and water rates. This is an expense many home buyers underestimate. Depending on the neighbourhood, your council and water rates can be between $1,000 to £2,000.
Bonus: NSW Stamp Duty Changes (Updated for 2025)
New South Wales has made several updates to stamp duty settings for first home buyers over the past few years — and as of 2025, the key concessions remain in place.
Current NSW Stamp Duty Rules for First Home Buyers
Property Type | Value | Stamp Duty Treatment |
New or existing home | Up to $800,000 | Full exemption — no stamp duty payable |
New or existing home | $800,000 to $1 million | Concessional (reduced) duty applies |
Vacant land | Up to $350,000 | No stamp duty payable |
Vacant land | $350,000 to $450,000 | Discounted duty |
These concessions apply only if:
- You’re buying your first home
- You intend to live in the property for at least 12 continuous months
- All buyers meet the citizenship or permanent residency requirement
What About the First Home Buyer “Land Tax Instead of Stamp Duty” Scheme?
NSW previously allowed first home buyers to choose between paying upfront stamp duty or an annual land tax-style payment (known as the First Home Buyer Choice Scheme). However, this scheme was officially closed to new applications in January 2024.
If you’re comparing Queensland and NSW concessions or unsure which state offers better savings, our team can run the numbers for you — even if you’re still in research mode.
Stamp Duty QLD FAQs
Can I add stamp duty to my home loan in Queensland?
Some lenders allow stamp duty to be added onto your mortgage, but not all. Even when it’s allowed, it increases your loan balance and monthly repayments. Most buyers still pay stamp duty upfront at settlement.
Do pensioners get a stamp duty discount in Queensland?
Queensland does not offer a specific stamp duty concession for pensioners. Only first home buyers and certain exemptions, such as deceased estate or divorce transfers, may qualify for reduced duty.
What happens if I move out before living in the property for 12 months after claiming the concession?
If you claim a first home or residence concession but move out before living in the property for 12 months, the Queensland Revenue Office may reassess your eligibility and require you to repay part or all of the concession.
Who pays stamp duty in Queensland, the buyer or the seller?
The buyer is responsible for paying stamp duty in Queensland, not the seller. It is usually paid at settlement through your conveyancer or solicitor.
How is stamp duty calculated in Queensland?
Stamp duty is calculated using a tiered rate system. Each portion of the property value falls into a bracket, and the duty is added across the brackets rather than applying one flat rate.
Which state has the highest stamp duty in Australia?
Victoria and New South Wales typically have the highest stamp duty costs, especially for foreign buyers due to higher surcharge rates.
Can stamp duty be paid in instalments in Queensland?
Stamp duty normally must be paid in full at settlement, but in some cases the Queensland Revenue Office may offer payment arrangements if you apply in advance and meet their criteria.
Next Steps And Getting Your Home Loan Approved
Our team at Hunter Galloway is here to help you buy a home in Australia. Unlike other mortgage brokers who are just one person operations, we have an entire team of experts dedicated to help make your home loan journey as simple as possible.
If you want to get started, please give us a call on 1300 088 065 or book a free assessment online to see how we can help.
More Resources For First Home Buyers
- First Home Owners Grant QLD
- How To Buy A House (Step-by-Step Case Study)
- 16 Hidden Costs of Buying A Home In Brisbane
- Home Loan Process Explained
- Use Super For A Home Deposit (FHSS Scheme)
The information on this page is general in nature and should not be considered as advice. Before you act on this information you must seek independent legal and financial advice.
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