Queensland has the most generous first-home stamp duty policy of any Australian state. From 1 May 2025, first-home buyers who purchase a brand-new home or vacant land to build on pay zero transfer duty, with no price cap. An existing-home buyer can still access a full exemption up to $700,000 and a partial concession to $800,000. For everyone else, Queensland’s five-tier duty scale runs from 0% on the smallest transactions to 5.75% above $1,000,000, plus an 8% additional foreign acquirer duty surcharge. Because stamp duty must be paid from savings before settlement, every dollar of duty you face is a dollar that does not lower your LVR. Under APRA’s 3% serviceability buffer, shifting from a full-exemption first-home purchase to a general-rate purchase at the same price can reduce assessed borrowing capacity by $40,000 to $70,000 on a typical Brisbane property. This article sets out every number, concession, and surcharge you need to know, and explains how each dollar of duty flows through to your maximum loan.
Queensland Transfer Duty Rates for 2026
The Queensland Revenue Office administers transfer duty under a five-tier scale that applies to all residential purchases, including houses, apartments, and vacant land. The rates are:
For a dutiable value of $5,000 or less, no duty is payable. This bracket rarely applies to residential property — it covers nominal-value transfers and very low-cost land in remote areas.
For values from $5,001 to $75,000, the rate is $1.50 for every $100, or part of $100, over $5,000. A property at $75,000 attracts duty of $1,050.
For values from $75,001 to $540,000, you pay $1,050 plus $3.50 for every $100 over $75,000. At $540,000, duty reaches $17,325. This bracket covers most entry-level apartments and townhouses in Brisbane, Ipswich, and the Gold Coast corridor.
For values from $540,001 to $1,000,000, the duty is $17,325 plus $4.50 for every $100 over $540,000. At $800,000, the total duty is approximately $29,025. At $1,000,000, it reaches $38,025. This is the bracket where most Brisbane house purchases fall, and where the first-home existing-home concession provides its largest dollar savings.
For values above $1,000,000, the duty is $38,025 plus $5.75 for every $100 over $1,000,000. A property at $1,500,000 attracts duty of roughly $66,775. At $2,000,000, the cost is approximately $95,525.
These rates apply to the GST-inclusive purchase price for new properties. A contract for a house-and-land package may split the dutiable value between the land component (dutiable immediately) and the construction contract (not dutiable if the buyer enters a separate building contract with a registered builder). The distinction matters because it can reduce the dutiable value by the construction cost — a significant saving for first-home buyers building on land they already own.
First-Home Concessions in Queensland
Queensland restructured its first-home stamp duty concessions on 1 May 2025, creating separate rules for new homes and existing homes.
New homes and vacant land: full exemption, no price cap. If you are a first-home buyer and you purchase a brand-new home — meaning a property that has not been previously occupied or sold as a residence — you pay no transfer duty at all, regardless of the purchase price. The same unlimited exemption applies if you buy vacant land on which you will build your first home. You can purchase a new apartment at $1,200,000 in Brisbane’s inner ring and pay zero transfer duty. The only requirement is that the home must be genuinely new at the time of purchase — a display home or a substantially renovated property does not qualify unless it meets the statutory definition of a new home.
This is the most valuable concession in the country. A first-home buyer at $800,000 in Brisbane saves $29,025 in duty compared with a general-rate buyer. That $29,025 sits in the deposit, lowering the LVR and potentially removing the need for Lenders Mortgage Insurance.
Existing homes: full exemption up to $700,000, phase-out to $800,000. If you buy an established home as your first property, the concession is narrower. Purchases at $700,000 or below are fully exempt. Between $700,001 and $800,000, a partial concession applies and phases out as the price rises. At $800,000 and above, full general duty is payable. An established-home buyer at $750,000 receives a reduced duty but not zero — the exact amount depends on the phase-out formula and should be calculated with your conveyancer before making an offer.
Eligibility requirements. To qualify, you must be at least 18 years old, an Australian citizen or permanent resident (or applying with someone who is), and you must not have previously owned residential property in Australia or overseas. You must move into the home within one year of settlement and live there for at least six months. The concession applies once — you cannot claim it on a second purchase even if you later sell the first home.
How Stamp Duty Affects Borrowing Power in Queensland
Queensland’s new-home exemption changes the borrowing-power mathematics fundamentally for first-home buyers. Consider two buyers, both purchasing at $700,000 with a 20% deposit target of $140,000:
Buyer A purchases a new apartment and pays zero duty. Their entire $140,000 deposit goes toward equity — they settle with an 80% LVR and access the lender’s best variable rate, with no LMI premium. Under APRA’s 3% buffer, assessed at an effective rate of approximately 9.34%, they qualify for a loan of $560,000 comfortably.
Buyer B purchases an existing townhouse at the same price and, because they have previously owned property, faces the general duty rate. At $700,000, the general duty is approximately $24,525. Their available deposit shrinks to $115,475 — the LVR rises to 83.5%, crossing the 80% threshold. The lender applies an LMI premium of several thousand dollars and may impose a rate loading of 10 to 20 basis points. Under the buffer, the higher rate and the deposit shortfall combine to reduce assessed borrowing capacity by roughly $35,000 to $50,000.
The effect compounds at higher price points. At $900,000, the general duty is approximately $33,525. A buyer who needs that money for their deposit instead faces an 86.3% LVR, which substantially reduces the number of lenders willing to assess the application and increases the interest-rate premium applied to the loan.
For a complete model of how after-tax income flows through to borrowing capacity, read our guide on income tax rates for 2026 and the 15% rate cut. The $268 annual tax saving from the 15% bracket reduction is modest, but combined with the five-figure stamp duty saving from Queensland’s new-home exemption, a first-home buyer can accumulate a deposit that sits comfortably below the 80% LVR line.
Foreign Acquirer Duty in Queensland
Queensland imposes an Additional Foreign Acquirer Duty (AFAD) of 8% on the dutiable value of residential property purchased by a foreign person. The surcharge applies on top of the general transfer duty.
A foreign person is defined as an individual who is not an Australian citizen, not a permanent resident, and not a New Zealand citizen holding a special category visa. Temporary residents — including those on skilled worker, student, and partner visas prior to the permanent stage — are generally captured. Foreign corporations and trusts with a foreign beneficiary are also subject to AFAD.
The surcharge applies to the full dutiable value, with no threshold or cap. A foreign buyer purchasing a $700,000 Brisbane apartment faces general duty of approximately $24,525 plus an AFAD of $56,000, for a combined duty bill of $80,525. At $1,000,000, the total reaches $118,025 ($38,025 general plus $80,000 AFAD). First-home concessions do not exempt a buyer from AFAD — if you are a temporary resident buying your first home, you still pay the 8% surcharge.
For buyers navigating the interaction between foreign status, first-home concessions, and borrowing power, an Arrivau adviser can map the specific combination to your maximum loan across multiple lenders.
First Home Owner Grant in Queensland
Queensland’s First Home Owner Grant (FHOG) is $30,000 for eligible first-home buyers purchasing or building a new home. The key conditions:
The home must be a new dwelling — never previously occupied or sold as a residence. Off-the-plan apartments, house-and-land packages, and owner-builder constructions qualify. The total value of the home (including land and construction) must be less than $750,000.
The buyer must be at least 18 years old, an Australian citizen or permanent resident (or applying jointly with one), and must not have previously owned residential property in Australia. The buyer must move into the home within one year of completion and live there for at least six continuous months.
For a first-home buyer purchasing a new townhouse in a Gold Coast suburb at $720,000, the combined benefit structure is: zero transfer duty under the unlimited new-home exemption, plus $30,000 in FHOG after settlement or at the first progress payment. The effective equity injection — the duty savings plus the grant — is approximately $59,000. On a purchase at that price, a 20% deposit requirement of $144,000 is partly met by the grant, meaning the buyer only needs to save $114,000 from their own funds to reach 80% LVR. The combination of zero duty and a $30,000 grant is the strongest first-home support package in the country and is a major reason first-home buyer activity in south-east Queensland has accelerated since the 1 May 2025 changes.
Frequently Asked Questions
Do I pay stamp duty on a new apartment in Brisbane as a first-home buyer in 2026?
No. Queensland’s first-home new-home exemption, effective from 1 May 2025, removes transfer duty entirely on a brand-new apartment regardless of the price. There is no cap — a new apartment at $600,000, $900,000, or $1,200,000 attracts zero transfer duty. The exemption covers the dutiable value of the property at the time of purchase. You must be a first-home buyer who has never owned residential property in Australia or overseas, and you must move into the apartment within one year of settlement and occupy it for at least six months.
Can I get the QLD first-home stamp duty exemption on an existing house?
Yes, but with a price cap and a narrower scope than the new-home exemption. An established home purchased for $700,000 or less qualifies for a full transfer duty exemption. Between $700,001 and $800,000, you receive a partial concession that phases out as the price rises. At $800,000 and above, the exemption does not apply and you pay the full general duty rate. If your budget can stretch to a new build, the unlimited exemption is materially more valuable — the difference between zero duty on a $900,000 new home and approximately $33,525 on a $900,000 established home is substantial.
Does the foreign acquirer surcharge apply to permanent residents?
No. Australian permanent residents and New Zealand citizens holding a subclass 444 special category visa are not considered foreign persons for AFAD. Temporary residents — including skilled worker visa holders, students, and partner visa holders prior to the permanent stage — are generally subject to the 8% surcharge. The test is applied at the date of the contract. If you obtain permanent residency between exchange and settlement, the surcharge may still apply unless the contract specifically addresses it. Confirm your status with the Queensland Revenue Office before exchanging contracts.
Can I combine the FHOG with the stamp duty exemption in Queensland?
Yes, and for a new-home buyer at or below $750,000, the combination is very powerful. You receive zero transfer duty on the purchase plus $30,000 from the FHOG. The $750,000 cap for the FHOG is separate from the stamp duty exemption, which has no cap for new homes. If you buy a new home at $720,000, you pay no duty and receive $30,000. If you buy a new home at $900,000, you still pay no duty, but you do not receive the FHOG because the value exceeds the $750,000 cap. The two concessions operate independently, and your conveyancer or mortgage adviser should map both to your specific purchase price.
Data Sources
All duty rates, concessions, and grant rules in this article are sourced from official Queensland Government publications as at July 2026:
- Queensland Revenue Office — Transfer duty rates: https://qro.qld.gov.au/duties/transfer-duty/ — The authoritative source for all Queensland transfer duty brackets and thresholds.
- Queensland Revenue Office — First home concession: https://qro.qld.gov.au/duties/transfer-duty/concessions/first-home-concession/ — Details the unlimited new-home exemption from 1 May 2025 and the existing-home concession up to $700,000.
- Queensland Revenue Office — Additional Foreign Acquirer Duty: https://qro.qld.gov.au/duties/transfer-duty/additional-foreign-acquirer-duty/ — Sets the 8% AFAD and defines foreign person status.
- Queensland Revenue Office — First Home Owner Grant: https://qro.qld.gov.au/grants/first-home-owner-grant/ — The $30,000 FHOG, eligibility, and the $750,000 cap.
- Australian Prudential Regulation Authority — Prudential Standard APS 220: Credit Risk Management: https://www.apra.gov.au/aps-220-credit-risk-management — The 3% serviceability buffer and DTI cap.
How an Arrivau Adviser Can Help
Queensland’s stamp duty rules are the most generous in the country for new-home buyers, but the decision tree — new vs existing, concessional vs general rate, FHOG eligibility, foreign status — involves multiple interacting calculations. An Arrivau licensed mortgage adviser can model your exact duty position, show you the LVR and borrowing-capacity outcome under each scenario, and match you with lenders who structure loans to your advantage. We respond within one business day.
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Disclaimer: This article is for general informational purposes only and does not constitute financial, tax, or legal advice. Stamp duty rates, concessions, and grant rules are based on Queensland Revenue Office publications as at July 2026 and are subject to legislative change. For personalised advice on your borrowing capacity, stamp duty position, and loan structure, speak with an Arrivau licensed mortgage adviser.