Queensland stamp duty — officially called transfer duty — is one of the biggest upfront costs when buying property in the Sunshine State. The good news: major changes introduced on 1 May 2025 have dramatically reduced or eliminated this cost for many buyers. This guide covers everything you need to know about stamp duty QLD 2025-26, including the official OSR rates, first home buyer concessions, investment and commercial property duty, and how to calculate your exact amount.
What is Stamp Duty in Queensland?
Stamp duty in Queensland is formally known as transfer duty, administered by the Queensland Revenue Office (QRO, formerly OSR). It is a state government tax payable when you buy property or land. Transfer duty is calculated on the higher of the purchase price or the market value of the property.
Unlike income tax, transfer duty is a one-time payment due at settlement. Your conveyancer or solicitor typically arranges payment to the Queensland Revenue Office on your behalf as part of the settlement process. Transfer duty must be paid within 30 days of the liability date (usually the contract date).
QLD Stamp Duty Rates 2025-26 (OSR Official Rates)
Queensland uses a progressive transfer duty scale. The more a property is worth, the higher the rate applied to each additional dollar of value. Here are the official OSR 2025-26 rates:
$0 – $5,000: Nil $5,001 – $75,000: $1.50 per $100 (1.5%) $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 $1,000,001 and over: $38,025 + $5.75 per $100 over $1,000,000
This osr stamp duty qld scale applies to standard (non-concession) buyers including investors, owner-occupiers without the home concession, and companies.
Owner-Occupier Home Concession: Applies to the first $350,000 of a property purchased as a primary residence. The concession rate on the first $350,000 is significantly lower, reducing total duty.
Example — $600,000 investor purchase:
- First $75,000: $1,050
- $75,001 to $540,000 ($465,000): $16,275
- $540,001 to $600,000 ($60,000): $2,700
- Total: $20,025
First Home Buyer Stamp Duty QLD 2025-26
The most significant change in recent years is the expansion of first home buyer concessions. As of 1 May 2025:
New homes (brand new, never occupied): $0 stamp duty for eligible first home buyers — with no property value cap. This is unprecedented. Previously, the cap was $750,000. A first home buyer purchasing a $1.2 million new apartment in inner-Brisbane pays zero transfer duty if they meet the eligibility criteria.
Established homes (previously occupied): First home buyers pay $0 on established properties up to $550,000. A partial concession applies between $550,001 and $700,000.
Vacant land: $0 stamp duty for first home buyers purchasing land to build their first home (no value cap since May 2025).
Eligibility requirements: You must be a natural person (not a company or trust); you must never have previously owned residential property in Australia; you must move into the property within 12 months of settlement and live there as your primary residence; and the contract must be signed on or after 1 May 2025 for the new home exemption.
To claim the concession, your conveyancer lodges the relevant form with the Queensland Revenue Office at settlement.
Investment Property Stamp Duty QLD
Investment properties in Queensland attract the standard general transfer duty rates shown above. There is no additional surcharge for Australian resident investors — you pay the same progressive scale as any other non-concession buyer. The home concession and first home buyer concessions do not apply to investment properties.
When budgeting for an investment purchase, remember to factor in transfer duty, conveyancing fees ($1,500–$2,500), building inspections ($400–$700), and loan costs.
Commercial Property Stamp Duty QLD
Commercial property stamp duty QLD is calculated using the same general transfer duty rates. There is no separate rate schedule for commercial property under Queensland Revenue Office rules. Whether you are buying an office, retail space, warehouse, or industrial property, the same progressive scale applies based on the dutiable value.
For commercial purchases, the dutiable value is generally the higher of the purchase price or market value. Stamp duty on commercial property QLD can be significant — on a $2,000,000 commercial property, duty would be approximately $38,025 + 5.75% of the $1,000,000 above $1M = $38,025 + $57,500 = $95,525.
Foreign Buyer Surcharge QLD
Foreign buyers in Queensland pay an Additional Foreign Acquirer Duty (AFAD) of 8% on top of standard transfer duty rates. This applies to foreign persons (non-Australian citizens or permanent residents) and certain foreign corporations purchasing residential land.
The AFAD is calculated on the total dutiable value. On a $700,000 property: standard duty ≈ $21,075 + AFAD (8% × $700,000 = $56,000) = $77,075 total. Foreign buyers may also require FIRB approval before purchasing Australian residential property.
How to Calculate Your QLD Stamp Duty
The fastest way to calculate your exact Queensland stamp duty is to use our free calculator — Stamp Duty Calculator QLD — which uses the official QRO 2025-26 rates and applies the correct concessions for your buyer type automatically.
Enter your purchase price, select your buyer type (first home buyer, owner-occupier, investor, or foreign buyer), and select the property type (new home, established home, or vacant land). Results are instant.
QLD Stamp Duty vs Other States
For context, here is how QLD compares on a $600,000 standard (non-first-home) purchase:
| State | Stamp Duty on $600,000 |
|---|---|
| QLD | ~$20,025 |
| NSW | ~$22,490 |
| VIC | ~$31,070 |
| SA | ~$20,660 |
| WA | ~$18,850 |
QLD is competitive for mid-range properties. At higher values above $1M, QLD's 5.75% top rate is comparable with other states. For first home buyers, QLD's unlimited new home exemption is by far the most generous in Australia.
Frequently Asked Questions
How much stamp duty do I pay on a $700,000 home in QLD? A standard buyer purchasing an established home for $700,000 pays approximately $21,075 in QLD transfer duty. An owner-occupier with the home concession pays less. A first home buyer of an established home under $700,000 pays $0 or a partial concession amount. A first home buyer of a new home pays $0 regardless of price.
Is stamp duty the same as transfer duty in QLD? Yes — "stamp duty" and "transfer duty" refer to the same tax in Queensland. The government formally calls it transfer duty, but stamp duty remains the common term. Both are administered by the Queensland Revenue Office.
Can first home buyers use a buyer's agent and still get the stamp duty exemption? Yes — using a buyer's agent does not affect your eligibility for the first home buyer stamp duty concession. What matters is the property type, purchase price, and that you meet the eligibility criteria (first-time owner, will live there within 12 months).
When was the QLD stamp duty first home buyer threshold raised? The most recent change was 1 May 2025, when the Queensland government removed the property value cap on new home purchases for first home buyers. Before this, the cap was $750,000 for new homes and $550,000 for established homes.
Final Thoughts
Queensland stamp duty is complex but manageable when you understand the rules. For most first home buyers purchasing new homes in 2025-26, stamp duty is now $0 — a massive saving. For investors and other buyers, the OSR rate scale applies progressively.
For accurate, instant calculation of your Queensland stamp duty, use our free QLD stamp duty calculator with OSR rates. Enter your details and get your exact amount in seconds — no login or signup required.
Disclaimer: This guide is for informational purposes only. Stamp duty calculations are estimates based on OSR published rates. For complex transactions, consult a licensed conveyancer or the Queensland Revenue Office directly.