QLD Stamp Duty 2026: New Home Full Exemption, First Home Concession & AFAD Guide

In Queensland during the 2026-27 financial year, standard transfer duty on an $800,000 established home is $29,025. First-home buyers purchasing a new home or vacant land to build on pay zero transfer duty with no price cap, a major reform effective from 1 May 2025 that continues through 2026-27. Existing-home first-home buyers receive full exemption up to $700,000, phasing to $800,000. Foreign purchasers face an additional 8% AFAD surcharge.

This article draws exclusively on the latest Queensland transfer duty rates, first-home concessions, and the Additional Foreign Acquirer Duty (AFAD) rules as published by the Queensland Revenue Office, current for the 2026-27 financial year. The reforms introduced from 1 May 2025 represent the most significant structural shift in QLD stamp duty for first-home buyers in a generation, effectively abolishing duty on newly built homes for eligible purchasers regardless of property value.

Queensland Transfer Duty Rates 2026-27

Queensland transfer duty operates on a five-bracket progressive scale. The rates are unchanged for 2026-27:

1. $0 to $5,000 · Nil (no duty payable)
2. $5,001 to $75,000 · 1.5% of amount over $5,000
3. $75,001 to $540,000 · $1,050 plus 3.5% of amount over $75,000
4. $540,001 to $1,000,000 · $17,325 plus 4.5% of amount over $540,000
5. $1,000,001 and above · $38,025 plus 5.75% of amount over $1,000,000

The nil band for properties up to $5,000 is a unique feature of Queensland's duty framework, though in practice it applies to very low-value transactions. The 4.5% and 5.75% top rates are relatively moderate compared with some other states, making Queensland generally more affordable for higher-value property transactions from a stamp duty perspective. For a $1,500,000 property, the duty payable is $66,775 under the standard scale.

The Landmark First-Home New Home Exemption (No Price Cap)

Effective from 1 May 2025, Queensland introduced what is arguably the most generous first-home buyer stamp duty relief in Australia. For eligible first-home buyers purchasing a new home or vacant land on which to build a new home, there is no transfer duty payable and no upper price cap. This full exemption applies to:

1. Newly constructed homes that have never been occupied or sold as a residence
2. Off-the-plan apartments, townhouses, and detached houses where the contract is entered into before construction is complete
3. Vacant residential land purchased with the intention of building a new home
4. House and land packages where the land and construction contract are part of the same transaction

There is no maximum property value for this exemption. A first-home buyer purchasing a new home valued at $1,200,000 pays zero transfer duty, saving $46,525 compared with the standard rate. The only requirement is that the home must be new and intended as the purchaser's principal place of residence.

Existing Home First-Home Concession

For first-home buyers purchasing an established home, Queensland offers:

Full exemption:

1. Established homes valued up to $700,000 · full transfer duty exemption

Concessional phase-out: 2. Established homes valued between $700,001 and $800,000 · duty reduced on a sliding scale that reaches the full standard rate at $800,000

Homes valued above $800,000 receive no first-home buyer concession for established properties. The distinction between new and established homes is a deliberate policy choice to incentivise new construction and housing supply.

Eligibility for both the new-home exemption and existing-home concession requires that the purchaser be an Australian citizen or permanent resident aged 18 or over, have never previously owned residential property in Australia or elsewhere, and occupy the property as a principal place of residence within one year of settlement.

First Home Owner Grant (FHOG) in Queensland

Queensland's FHOG provides $30,000 for eligible first-home buyers purchasing or building a new home. This is the highest First Home Owner Grant among the five mainland states covered in this series. Key conditions:

1. The new home must have a total value of less than $750,000
2. The construction or purchase must be for a brand-new home that has never been lived in
3. At least one applicant must be an Australian citizen or permanent resident
4. The home must be occupied as a principal place of residence for at least six continuous months within 12 months of completion or settlement
5. For house and land packages, the combined price of land and building contract must be under $750,000

The $30,000 FHOG can be received alongside the new-home full stamp duty exemption. A first-home buyer purchasing a newly built home valued at $720,000 receives $30,000 from the FHOG and pays zero transfer duty, yielding a combined benefit of approximately $55,425 compared with a buyer not eligible for either concession.

Additional Foreign Acquirer Duty (AFAD) in Queensland

Queensland imposes Additional Foreign Acquirer Duty (AFAD) at a rate of 8% on the dutiable value of residential property acquired by foreign persons. AFAD is payable in addition to standard transfer duty. Key considerations:

1. The 8% AFAD rate applies to residential land transactions involving foreign individuals, foreign corporations, and trustees of foreign trusts
2. For a foreign purchaser buying an $800,000 property, the total duty reaches approximately $93,025: $29,025 standard transfer duty plus $64,000 AFAD
3. AFAD is calculated on the full dutiable value, not the value above a threshold
4. The first-home buyer exemptions and concessions do not extend to AFAD; foreign purchasers who are also first-home buyers may receive relief on the standard duty component but still pay AFAD
5. Foreign persons include individuals who are not Australian citizens or permanent residents and are not ordinarily resident in Australia, as well as certain temporary visa holders

How the Arrivau Stamp Duty Calculator Helps

Queensland's duty rules are now among the most complex in Australia due to the dual-track system: unlimited new-home exemption versus capped existing-home concession, plus the $30,000 FHOG and 8% AFAD. The Arrivau stamp duty calculator at /calculators/stamp-duty/ handles this by:

1. Applying the standard five-bracket progressive scale for non-concessional purchasers
2. Determining whether a property qualifies for the no-cap new-home exemption
3. Calculating the existing-home concession between $700,000 and $800,000 on the sliding scale
4. Adding the 8% AFAD foreign surcharge where applicable
5. Identifying FHOG eligibility of $30,000 for new homes under $750,000

For a comprehensive discussion of your borrowing capacity and how stamp duty fits into your overall property budget in Queensland, speak with an Arrivau consultant — we respond within one business day.

Internal Links for the Next Decision

Use these arrivau.com resources to plan your Queensland property purchase:

1. /calculators/stamp-duty/ — Estimate your QLD transfer duty, first-home buyer concession, AFAD surcharge, and FHOG
2. /calculators/ — Explore the full suite of Australian property calculators including borrowing power and repayment estimates
3. /best-home-loans-australia-2026/ — Compare home loan products across lenders serving Queensland borrowers in 2026
4. /australian-mortgage-market-statistics-2026/ — Review market trends and lending data relevant to the Queensland property market
5. /australia-home-loan-glossary-2026/ — Reference mortgage and property terms throughout your purchase journey

Information Sources

Queensland Revenue Office — Transfer duty rates and thresholds 2026-27 Queensland Revenue Office — First-home buyer new-home exemption and existing-home concession guidelines Queensland Revenue Office — First Home Owner Grant (new homes) conditions Duties Act 2001 (Qld) — Additional Foreign Acquirer Duty provisions

FAQ

Q: How much stamp duty do I pay on an $800,000 home in Queensland? A: Standard transfer duty on an $800,000 property in Queensland for 2026-27 is $29,025. If you are an eligible first-home buyer purchasing an established home, you would receive a partial concession at $800,000, though the full exemption ends at $700,000. If you buy a new home, you pay zero transfer duty regardless of price.

Q: Is there really no price cap on the QLD new-home first-home buyer exemption? A: Correct. Since 1 May 2025, eligible first-home buyers purchasing a new home or vacant land to build on pay no transfer duty, with no upper limit on the property value. This is a landmark reform unique to Queensland.

Q: What is the AFAD surcharge rate in Queensland? A: The Additional Foreign Acquirer Duty (AFAD) rate in Queensland is 8% of the dutiable value of residential property. This is additional to the standard transfer duty.

Q: Does the $30,000 QLD FHOG work with the new-home stamp duty exemption? A: Yes. The $30,000 First Home Owner Grant for new homes under $750,000 and the new-home full transfer duty exemption are separate entitlements that can be received together, provided the purchaser meets all eligibility criteria for both.

Q: What is the difference between new and existing home concessions in QLD? A: For new homes, first-home buyers receive full transfer duty exemption with no price cap at all. For existing homes, the full exemption applies up to $700,000 with a concessional phase-out to $800,000; above $800,000, no concession is available for established homes.

General Information Disclaimer

This article is general information only and is not personal financial, tax, legal or credit advice. Stamp duty rates, thresholds and concessions can change without notice. Arrivau Pty Ltd (ABN 81 643 901 599) provides credit assistance as an ASIC Credit Representative, CRN 530978. Consider your objectives, financial situation and needs, and seek licensed advice before making a property decision. For an assessment of your borrowing position, speak with an Arrivau consultant — we respond within one business day.