Buying property in Queensland? Whether you’re a first home buyer in Brisbane, upgrading on the Sunshine Coast, or investing in the Gold Coast, one cost that can catch you off guard is stamp duty, which is officially known as transfer duty in Queensland.
It’s not just another line item in your budget. Transfer duty can add tens of thousands to your upfront costs, and if you’re not ready for it, that shortfall could delay your settlement or force you to draw on funds you had set aside for moving, furniture, or renovations.
What many buyers don’t realise is that contract inclusions like air conditioning packages, furnishings, or even landscaping upgrades can increase the dutiable value, which means you’ll pay more in transfer duty than expected. This is where early involvement from a broker like Unconditional Finance can help you plan accurately and avoid last-minute surprises, long before settlement day.
What is Stamp Duty (Transfer Duty) in Queensland?
Stamp duty is the commonly used name, but in Queensland, it’s officially called transfer duty, and it’s a tax charged by the state government when you buy property. The amount is based on the value of the property and your buyer type, whether you’re an owner-occupier, first home buyer, or investor.
Transfer duty is due within 30 days of settlement, and it must be paid in full to finalise your property transfer. It’s a key component of your overall buying costs and one that can’t be overlooked.
This duty can also apply to off-the-plan contracts. Even if the property hasn’t been built yet, you may still be required to pay transfer duty based on the contract price. If your settlement is 12 to 18 months away, this means budgeting earlier than expected and understanding how duty timing fits into your financial roadmap.
How Much Stamp Duty Will You Pay in QLD?
Here’s a general breakdown of Queensland’s transfer duty rates:
| Property Value | Transfer Duty (approximate) |
| Up to $5,000 | Nil |
| $5,000 – $75,000 | $1.50 per $100 over $5,000 |
| $75,000 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,000 – $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 |
For example, if you’re buying a $600,000 home, you may be looking at around $20,025 in transfer duty, unless you’re eligible for concessions.
While most buyers calculate duty based on their contract price, keep in mind the Queensland Revenue Office can use the property’s market value instead, especially if it’s a related-party sale or appears undervalued. A valuation may be required, and this can impact the final duty owed and the timeframe for payment.
Stamp Duty Concessions and Exemptions in Queensland
The Queensland Government provides several ways to reduce your stamp duty through concessions and exemptions, especially if you’re buying your first home or plan to live in the property.
- Properties under $500,000 can qualify for a full exemption.
- Between $500,000 and $550,000, the concession phases out gradually.
Home Concession (Owner-Occupiers)
- If you’re not a first home buyer but plan to live in the property, you may still be eligible.
- Available for homes up to $350,000, and you must move in within 12 months and live there continuously for at least a year.
First Home Vacant Land Concession
- If you’re buying vacant land under $400,000 with the intention to build your first home, you may receive a discounted duty rate.
When applying for these concessions, accuracy is essential. If you later rent out the property, or if your settlement terms or occupancy timeframe change, the Queensland Revenue Office may reassess your concession and issue a revised notice. This often includes added interest, penalties, and reassessment of your QLD property taxes.
Why Stamp Duty Catches Buyers Off Guard
It’s not uncommon for buyers to underestimate or even completely forget about transfer duty until they’re a few weeks out from settlement. This last-minute scramble can lead to stress, missed deadlines, and in some cases, settlement extensions or contract penalties.
We recently assisted a couple buying in Logan who assumed their $30,000 savings would cover all upfront costs. With only weeks to spare, they realised they hadn’t factored in the $12,000 duty owed. By adjusting their loan structure and securing gifted funds, we helped them settle on time and without financial strain.
Many buyers assume that because they’re first home buyers, they’ll automatically be exempt, but eligibility is not guaranteed. Even your partner’s ownership history or the way your name appears on the contract can affect your concession status. It’s one of those “small print” areas that can make a big difference.
Can You Borrow Stamp Duty in QLD?
Most lenders do not allow stamp duty to be included in the home loan. It’s a separate, upfront cost that typically needs to be covered with genuine savings, a gift from family, or alternative financial arrangements.
That said, your mortgage broker can help you explore creative and compliant options. For example, some buyers use guarantor loans to reduce their deposit requirements, allowing more of their cash savings to go toward duty and other upfront expenses. Others tap into equity from an existing property or look at split-loan structures.
There are also a handful of non-bank lenders and specialist products that allow for flexible cash-out at settlement or post-settlement redraws. These aren’t always advertised by major banks, but a broker with access to a broad lender panel can help uncover and compare them for you.
What About Stamp Duty for Investment Properties?
If you’re buying as an investor, whether in your own name, under a trust, or through a company, concessions do not apply. You’ll pay the full standard rate based on the property’s dutiable value.
Investors purchasing off-the-plan or new builds should be particularly cautious. Even though settlement might be months away, the transfer duty in Queensland is calculated based on the contract price at signing, not at build completion.
Foreign investors should also be aware of the Additional Foreign Acquirer Duty (AFAD), which adds a 7% surcharge on top of regular transfer duty. This surcharge applies regardless of property value or intended use, and it must be paid within the same settlement timeframe. Even if you’re buying jointly and only one party is classified as a foreign person, the full surcharge can apply to the entire purchase.
How a Mortgage Broker Can Help You Plan for Stamp Duty (and More)
Stamp duty in Queensland is just one part of a bigger picture. Your mortgage broker helps you prepare for the total cost of home ownership. This includes your deposit and loan repayments, as well as transfer duty, lenders mortgage insurance, legal fees, building reports, and other hidden costs.
An experienced mortgage broker ensures:
- You’ll know exactly what you need upfront, with no surprises.
- Your concessions and grants are claimed correctly.
- Your loan is structured to support your short- and long-term goals.
- You avoid delays, cash flow issues, or compliance errors.
What’s more, brokers often get early updates on policy changes that can affect duty rates, concessions, or first home grants. This insight can be incredibly useful if you’re deciding between multiple properties or planning to buy after a certain date.
Let’s Take the Guesswork Out of Stamp Duty
Still wondering:
- “Can I actually afford to buy this year?”
- “Do I qualify for a concession, or will I have to pay the full amount?”
- “How much should I set aside to avoid delays at settlement?”
You’re not alone. These are questions we hear every day, and they’re exactly what we help answer with clarity and confidence. When you work with a broker, you don’t just get a loan. You get a strategy.
Book a Free Strategy Session and Get Expert Clarity
Let’s run the numbers together. We’ll help you:
- Understand all your upfront costs, including transfer duty
- Check your eligibility for concessions and grants
- Plan your loan structure to support your savings and timeline
- Avoid costly delays, overlooked fees, or budget blowouts
Book a Free Consultation or Start Your Pre-Approval Now
We’ll make sure nothing catches you off guard, so you can move forward with confidence, not confusion.
Frequently Asked Questions (FAQs)
Not always. It depends on the value of the property and whether you meet the eligibility criteria set by the Queensland Government. If you’re buying your first home under $500,000, you may be eligible for a full exemption on transfer duty. Between $500,000 and $550,000, a partial concession may apply.
However, there are conditions. You’ll need to move in within 12 months and live there for at least one year. If you’re buying with a partner who owns property before, or if the property is held in a trust or company, it could affect your eligibility. Your mortgage broker can help assess your situation and guide you through the application process, so you don’t miss out on any available benefits.
Generally, stamp duty can’t be added to your loan. It usually needs to be paid upfront at settlement. Lenders typically require you to cover this cost from your savings or other approved sources, such as gifted funds from family.
That said, there may be strategic lending options that can ease the upfront burden. For example, guarantor loans or accessing existing equity from another property may help you keep more of your cash on hand. A mortgage broker can walk you through those pathways and explain which lenders offer flexibility, especially if you’re working with a tight deposit.
Transfer duty in Queensland is calculated based on the property’s dutiable value, which is usually the contract price. The more expensive the property, the more transfer duty you may need to pay. There’s a tiered rate system, and for properties over $1 million, the rate increases significantly.
In some cases, such as off-the-plan purchases or related-party sales, the Queensland Revenue Office may rely on a market valuation rather than the contract price. If values shift before settlement, or if contract inclusions alter the dutiable amount, your final transfer duty could differ from your initial estimate. It’s a good idea to confirm your figures with your broker early, and review them again before settlement to avoid any shortfalls.
If you claim a stamp duty concession in QLD but later fail to meet the requirements, such as not moving in within 12 months or deciding to rent the property instead, you could face a reassessment. This means you might have to pay back the difference plus interest or penalties.
For example, if you claimed the home concession but circumstances change after settlement, the Queensland Revenue Office could determine that you’re no longer eligible. It’s important to let your broker and solicitor know early so they can help you stay compliant and avoid additional costs.
Stamp duty in Queensland is due within 30 days of settlement, and the amount must be paid directly to the Queensland Revenue Office. If you don’t pay on time, interest charges may apply. It could also delay the legal transfer of ownership and potentially affect your settlement.
If you’re unsure whether you’ll have the funds ready, it’s essential to flag this early. Your mortgage broker can help you map out your upfront costs and work with your conveyancer to ensure everything’s lodged correctly and on time. Planning ahead can help your settlement go more smoothly and avoid penalties.
