QLD Stamp Duty 2026-27: Calculate Your Queensland Transfer Duty (First-Home New Builds Pay $0)

Queensland is the cheapest mainland state for property transfer duty on homes under roughly $1.5 million — and since May 2025, first home buyers purchasing a brand-new home or vacant land to build on pay zero stamp duty with no price cap. On a $650,000 property, you’d pay about $10,500 in Queensland versus around $24,000 in New South Wales and roughly $34,000 in Victoria. Whether you’re buying in Brisbane, the Gold Coast, Sunshine Coast, or regional Queensland, here’s exactly how the duty is calculated and how to use the calculator to get your precise number.

How QLD transfer duty is calculated in 2026-27

Queensland uses a tiered marginal-rate system. Like NSW and Victoria, you pay different rates on each band of the property value — but Queensland’s rates climb more slowly, keeping the effective rate lower across the entire mid-range:

• On the first $5,000 of the dutiable value: nil.
• Between $5,001 and $75,000: 1.5% of that portion.
• Between $75,001 and $540,000: $1,050 plus 3.5% of the amount over $75,000. Most Brisbane houses and apartments fall in this band, and the lower marginal rate here is the main reason Queensland duty stays so competitive.
• Between $540,001 and $1,000,000: $17,325 plus 4.5% of the amount over $540,000.
• Above $1,000,000: $38,025 plus 5.75% of the amount over $1,000,000.

The key difference from NSW and Victoria is the gap at the middle: Queensland’s 3.5% rate applies up to $540,000, while NSW hits 4.5% at $351,000 and Victoria charges 6% from $130,000. On a $500,000 property, the QLD duty is about $8,750 compared to roughly $18,000 in NSW and roughly $21,000 in Victoria. The gap narrows above $1,000,000 as the top marginal rate of 5.75% approaches the rates in other states, but for the vast majority of residential purchases — including the full Brisbane median price range — Queensland remains the clear low-cost option.

First home buyer concession: zero duty on new homes, no price cap

The biggest change to Queensland stamp duty in years took effect on 1 May 2025. First home buyers purchasing a brand-new home — or vacant land on which to build their first home — now pay zero transfer duty, with no upper price cap. This applies to new houses, new apartments, off-the-plan purchases, and house-and-land packages, provided the buyer has never owned residential property in Australia and will occupy the property as their principal place of residence.

For established (existing) homes, the first home concession still operates on the older model: full exemption on properties up to $700,000, with a partial concession phasing out to $800,000. Above $800,000, no first home relief applies on an existing property.

The no-cap new-home exemption is particularly valuable in the current Brisbane market, where the median house price sits around $850,000 to $900,000. A first home buyer purchasing an $850,000 new home pays zero duty — saving approximately $21,000. That same buyer purchasing an $850,000 existing home would receive no concession at all and pay full duty.

Queensland also offers the First Home Owner Grant (FHOG) of $30,000 for new homes valued under $750,000 — the highest FHOG of any mainland state. The grant is independent of the duty exemption; eligible buyers can receive both.

Foreign acquirer duty: 8% AFAD surcharge

Queensland imposes an Additional Foreign Acquirer Duty (AFAD) of 8% on residential property purchases by foreign persons, foreign companies, and trustees of foreign trusts. The 8% is applied to the same dutiable value as the base transfer duty, meaning the total effective duty for a foreign buyer can exceed 13% on a typical residential purchase.

On a $650,000 purchase, AFAD adds $52,000 to a base duty of about $10,500 — total approximately $62,500. First home buyer concessions and the FHOG do not cover the foreign surcharge, even if the buyer otherwise qualifies as a first home buyer. If the buyer is a foreign person, AFAD applies in full regardless of any other relief.

Off-the-plan concession: reduced dutiable value

Queensland’s off-the-plan concession reduces the dutiable value of a new apartment or townhouse by subtracting the cost of construction that has not yet been completed at the contract date. If you sign a contract when only the slab has been laid, the dutiable value may be the land value plus slab cost — dramatically lower than the finished property price. This reduction applies before any first home concession is calculated, which can compound the savings. For a first home buyer purchasing off-the-plan, the combination of a lower dutiable value and the zero-duty new-home exemption can eliminate the duty entirely even on high-priced apartments.

Use the stamp duty calculator for an exact Queensland figure

The interaction between tiered marginal rates, the first home new-build exemption (no cap), the existing-home concession taper (to $800,000), the off-the-plan valuation reduction, and the foreign surcharge produces results that are almost impossible to estimate accurately by hand.

Use the stamp duty calculator to enter your property value, select Queensland, and choose your buyer type — first home buyer (new build), first home buyer (existing), owner-occupier, investor, or foreign purchaser. The calculator handles all five state rate tiers, the first home concessions including the no-cap new-home rule, and the AFAD surcharge automatically. If you’re looking at an off-the-plan purchase, the calculator helps you model the reduced dutiable value so you can see the savings before you sign.

What changes in QLD from 2025-26 to 2026-27

The headline change — zero duty on new homes for first home buyers with no price cap — took effect 1 May 2025 and continues into the 2026-27 financial year unchanged. The existing-home first home concession bands ($700,000 full, $800,000 phase-out) and the standard rate tiers also carry forward without adjustment. The FHOG of $30,000 for new homes under $750,000 remains in place. Queensland Revenue Office has not announced any further changes for the 2026-27 year, though budgets and legislation can introduce mid-year amendments — always check the QRO website before settlement.

Related guides

• Stamp duty states compared: NSW, VIC, QLD, WA, SA (2026) — Queensland vs the rest, at every price point
• First home buyer grants by state 2026 — QLD’s $30,000 FHOG in context
• Foreign buyer stamp duty surcharges across Australia 2026 — how QLD’s 8% AFAD compares

Data sources and as-at date

All rates, thresholds and concession rules in this article are sourced from the Queensland Revenue Office (QRO) and reflect the law as at July 2026 for the 2026-27 financial year. Specific references include the Duties Act 2001 (Qld), the QRO transfer duty rates and concessions pages, the first home concession (new home exemption from 1 May 2025) and first home vacant land concession guidelines, and the Additional Foreign Acquirer Duty information page. The FHOG of $30,000 is confirmed on the QRO First Home Owner Grant page. Rates are verified against official published sources but may change — always confirm the current rate at the QRO website or with your solicitor before settlement.

Data current as at: July 2026. Queensland Revenue Office rates, thresholds and concessions may be updated after this date. Always verify your specific duty with the QRO calculator or a qualified solicitor before making a purchase decision.

Use the calculator, then talk to a broker

Queensland offers structurally lower stamp duty than any other mainland state, and the new no-cap first-home exemption on new builds is genuinely exceptional. But because the effective rate depends on your exact purchase price, buyer type, and whether the property is new or existing, you should not budget based on a headline number. Run the stamp duty calculator with your specific property details. It gives you one accurate figure in seconds.

If you’re trying to work out how stamp duty fits into your total borrowing capacity and deposit strategy, speak with an Arrivau licensed mortgage broker. They can assess your situation and provide guidance within one business day.

Disclaimer: This article provides general information only and does not constitute financial, legal, or tax advice. Transfer duty rates, thresholds, concessions, and surcharges are set by the Queensland Revenue Office and may change without notice. The actual duty payable on your purchase depends on your specific circumstances, including the dutiable value, contract date, buyer residency status, and eligibility for concessions. Always verify the current rate with the Queensland Revenue Office or a qualified solicitor before making a purchase decision. For tax implications — including the capital gains treatment of stamp duty — consult a registered tax agent.