QLD Stamp Duty 2026: Full Rate Scale, Foreign Investor Surcharge, and First-Home New Build Exemption

Queensland offers one of Australia’s most attractive first-home buyer stamp duty frameworks — full exemption on new homes with no price cap — but foreign purchasers face an 8% surcharge on top of standard transfer duty that reaches 5.75% at the top tier. For the 2026-27 financial year, Queensland’s standard duty scale remains unchanged from the previous year. A foreign investor buying a $1.2 million Brisbane residential property will pay approximately $49,525 in standard duty plus $96,000 in AFAD, for a total stamp duty of $145,525. By contrast, an Australian citizen or permanent resident first-home buyer purchasing a new home at the same price pays zero duty.

This guide explains the complete Queensland stamp duty framework as at July 2026, with practical calculations for overseas investors and businesses evaluating property acquisition in Australia’s third-largest state economy.

QLD Standard Transfer Duty Rates: FY2026-27

Queensland’s transfer duty scale applies to all dutiable transactions, including residential, commercial, industrial, and vacant land purchases:

• $0 to $5,000: Nil (duty-free)
• $5,001 to $75,000: $1.50 per $100 (or part) over $5,000
• $75,001 to $540,000: $1,050 plus $3.50 per $100 over $75,000
• $540,001 to $1,000,000: $17,325 plus $4.50 per $100 over $540,000
• Over $1,000,000: $38,025 plus $5.75 per $100 over $1,000,000

Queensland’s top marginal rate of 5.75% is lower than that of NSW (7% for premium residential) and Victoria (6.5% above $2 million), making it comparatively moderate for high-value property purchases.

Worked Examples

$600,000 residential property (Brisbane unit or townhouse):

Duty = $17,325 + 4.5% × ($600,000 − $540,000) = $17,325 + $2,700 = $20,025

$900,000 residential property (Brisbane family home):

Duty = $17,325 + 4.5% × ($900,000 − $540,000) = $17,325 + $16,200 = $33,525

$1.5 million residential property (Gold Coast / Sunshine Coast premium):

Duty = $38,025 + 5.75% × ($1,500,000 − $1,000,000) = $38,025 + $28,750 = $66,775

Source: Queensland Revenue Office, as at July 2026.

Additional Foreign Acquirer Duty (AFAD): 8%

Queensland’s Additional Foreign Acquirer Duty (AFAD) is 8% of the dutiable value of residential land acquired by a foreign person. AFAD was introduced in 2018 and has remained at 8% since that time. It is payable in addition to standard transfer duty and must be paid by settlement.

A foreign person for AFAD purposes includes an individual who is not an Australian citizen or permanent resident (or a New Zealand citizen holding a Special Category Visa subclass 444), a foreign corporation, or a trustee of a foreign trust. Temporary residents on work or student visas are captured.

AFAD applies to “AFAD residential land,” which broadly means land in Queensland that is or will be used for residential purposes. Commercial, industrial, and primary production land are excluded.

Total Stamp Duty for Foreign Buyers: Examples

$600,000 residential property:

Standard duty: $20,025. AFAD (8%): $48,000. Total: $68,025.

$900,000 residential property:

Standard duty: $33,525. AFAD (8%): $72,000. Total: $105,525.

$1.5 million residential property:

Standard duty: $66,775. AFAD (8%): $120,000. Total: $186,775.

The 8% AFAD rate is consistent with Victoria’s rate and one percentage point below NSW’s 9%, making Queensland marginally more affordable for foreign purchasers at equivalent price points. However, the actual saving depends on the specific property value and the standard duty differential between the two states.

Source: Queensland Revenue Office, as at July 2026.

QLD First-Home Concessions: Landmark New Build Exemption

Queensland introduced a major reform for first-home buyers effective 1 May 2025: the purchase of a new home or vacant land intended for building a first home is exempt from transfer duty with no price cap. This is one of the most generous first-home stamp duty concessions in Australia, as most other states apply strict value thresholds above which the concession phases out.

The key conditions are:

1. The property must be a newly constructed home — not previously occupied or sold as a place of residence.
2. The purchaser must be an individual (not a company or trust) who is an Australian citizen or permanent resident (or a New Zealand citizen holding a subclass 444 visa).
3. The purchaser must not have previously owned residential property in Australia or elsewhere.
4. The purchaser must move into the home as their principal place of residence within one year of settlement and live there continuously for at least one year.

For existing (established) homes, the first-home concession provides full duty exemption up to $700,000, with a partial concession phasing out between $700,001 and $800,000. Established homes above $800,000 attract full standard duty with no first-home concession.

Foreign purchasers and temporary residents do not qualify for any first-home concession, including the new build exemption.

First Home Owner Grant (FHOG): $30,000

Queensland pays a $30,000 First Home Owner Grant for eligible first-home buyers purchasing or building a new home valued at less than $750,000. This is the highest FHOG payment among the eastern states — NSW pays $10,000 and Victoria pays $10,000 — and reflects Queensland’s policy of incentivising new housing construction. The grant is available to Australian citizens and permanent residents only.

Source: Queensland Revenue Office, as at July 2026.

Comparing QLD with Other States for Foreign Investors

Queensland’s 8% AFAD is high by international standards but sits in the middle of the Australian range. Investors comparing jurisdictions should note:

• NSW charges 9% — one percentage point higher than QLD — on top of standard duty that can reach 7% for premium residential. For a $1.5 million property, the NSW foreign surcharge adds $135,000 versus QLD’s $120,000.
• Victoria charges 8% — the same rate as QLD — but Victoria’s absentee owner land tax surcharge (up to 4% per annum from 2026) adds a recurring cost that Queensland does not impose at the same level.
• The ACT and NT charge no foreign surcharge at all — making them compelling alternatives for investors who do not require a specific location. For more detail, see our companion article on state-by-state foreign buyer surcharges.
• Queensland’s standard duty scale is moderate. The top rate of 5.75% is lower than the NSW premium residential tier (7%) and Victoria’s top tier (6.5%), which reduces the base duty component of total acquisition cost.

Queensland’s relative affordability at the median price level — and the ongoing population growth in South East Queensland driven by interstate migration — makes it a market of sustained interest for overseas investors despite the AFAD.

Off-the-Plan Concessions

Queensland offers a concession for off-the-plan purchases of residential property. The dutiable value of an off-the-plan purchase is reduced by the value of construction work completed after the contract date, similar to the NSW approach. This can lower the standard duty and AFAD payable, particularly for apartment purchases where construction has not yet commenced.

Commercial and Industrial Property

AFAD does not apply to commercial, industrial, or primary production land. Standard transfer duty applies according to the same progressive scale. For businesses acquiring Queensland commercial property, the absence of AFAD and the moderate top rate of 5.75% represent a meaningful cost advantage over residential acquisition for foreign purchasers.

Practical Considerations for Foreign Investors in QLD

Factor AFAD into the total acquisition budget. For a foreign purchaser, AFAD typically adds between 40% and 120% to the standard duty payable, depending on the purchase price. At lower price points the proportional impact is higher because standard duty rates are lower.

Consider new developments and off-the-plan purchases. The off-the-plan concession reduces the dutiable value and therefore the AFAD payable. For investors comfortable with a longer settlement timeline, this can produce material savings.

Monitor land tax obligations. Foreign owners of Queensland residential land may also be subject to the land tax absentee surcharge (currently 2% of taxable land value). This is separate from AFAD and is an annual cost rather than an upfront acquisition cost.

Engage a Queensland solicitor or conveyancer. Queensland uses a different settlement process than southern states, and practitioners familiar with foreign-purchaser transactions can identify AFAD-specific issues — including whether a particular transaction qualifies for any available exemption or refund.

Compare the total cost across jurisdictions. For an investor choosing between Brisbane and Sydney, the difference in total stamp duty (standard duty plus surcharge) can be material. Our companion articles on NSW stamp duty and the full state-by-state foreign surcharge comparison provide data for cross-referencing.

Data Source and Currency

Transfer duty rates, AFAD rate, first-home concession criteria, and FHOG amount in this article are sourced from the Queensland Revenue Office. The new build exemption with no price cap has been in effect since 1 May 2025 and is confirmed as current for FY2026-27. All figures are current as at July 2026 and may be amended by the Queensland Government.

Next Steps

Arrivau’s licensed property advisers can help overseas investors evaluate total acquisition costs in Queensland, compare Queensland against other Australian jurisdictions on a total-cost basis, and model the impact of AFAD, FIRB fees, and ongoing holding costs on your specific investment scenario. Request an initial assessment via the Arrivau website and a consultant will respond within one business day.

---

Disclaimer: This article provides general information only and does not constitute financial, tax, or legal advice. Stamp duty rates, AFAD, first-home concessions, and FHOG eligibility are subject to change by the Queensland Government. You should verify current rates with the Queensland Revenue Office and obtain independent professional advice before making any property purchase decision.