Quick answer: Queensland stamp duty on a $700,000 property is approximately $26,075. First home buyers building new pay zero stamp duty with no property value cap (from May 1, 2025) — build a $2 million home and pay nothing. Established homes get full relief under $700,000, partial $700,001–$799,999, no relief above $800,000. Combined with the $30,000 FHOG (until June 2026), first home buyers building new save $50,000–$80,000+. Updated April 2026 based on Queensland Revenue Office data.
“Queensland’s uncapped stamp duty exemption for new homes is a game-changer. A first home buyer building a $1.2 million home pays zero stamp duty — that’s nearly $50,000 saved compared to buying established. No other state matches that at the higher price points.” — Emma Whitfield, Property Finance Analyst at BuildBudget
Queensland changed the rules dramatically on May 1, 2025. The first home buyer stamp duty exemption for new homes was uncapped. Every other state has a cap ($500K–$800K). Queensland removed it entirely. If you’re building new, you pay zero transfer duty regardless of property value—$500K home, $1M home, $2M home, all zero.
The trade-off: Established homes only get full stamp duty relief up to $700K. Partial relief between $700K–$799,999. No relief above $800K. The policy strongly favors building new over buying established.
What Are the Queensland Stamp Duty Rates?
Standard Rates (All Buyers)
Queensland uses a tiered rate structure based on property value (source: Queensland Revenue Office):
| Property Value | Transfer Duty Rate |
|---|---|
| Up to $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 (or part thereof) over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 (or part thereof) over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 (or part thereof) over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 (or part thereof) over $1,000,000 |
Examples:
- $500,000 property: ~$17,325
- $700,000 property: ~$26,075
- $1,000,000 property: ~$38,025
- $1,500,000 property: ~$66,775
These are standard rates before any concessions. First home buyers and owner-occupiers get significant reductions (see below).
Who Qualifies for First Home Buyer Stamp Duty Relief?
Queensland offers the most generous first home buyer stamp duty relief in Australia for new homes (source: Queensland Revenue Office).
New Homes and Vacant Land:
- Full concession — zero stamp duty with no property value cap
- Buy vacant land for $300K, pay $0 duty
- Build a new $2M home, pay $0 duty
Established Homes — Under $700,000:
- Full concession — effectively zero stamp duty (home concession + first home concession stack to eliminate duty)
Established Homes — $700,001 to $799,999:
- Partial concession — gradually reduces on a sliding scale
- Example: $730,000 established home pays $6,555 stamp duty (after concessions)
Established Homes — $800,000+:
- No first home concession — but home concession still applies (reduces duty by ~$7,175)
- Example: $850,000 established home pays ~$27,725 stamp duty
How Much Do You Save By Building Instead of Buying?
This is where building pulls ahead. Look at the actual numbers:
Example 1: Building in Brisbane Outer Suburbs
| Buying Established | Building New | |
|---|---|---|
| Total value | $700,000 | $700,000 |
| What stamp duty is calculated on | $700,000 (full price) | $220,000 (land only) |
| Standard stamp duty | ~$26,075 | ~$5,850 |
| First home buyer relief? | Full concession (under $700K) | Full concession (new home, no cap) |
| Stamp duty payable | ~$0 | ~$0 (land gets FHB exemption too) |
| First Home Owner Grant | $0 (established homes don’t qualify) | $30,000 |
| Total savings | ~$26,075 (stamp duty only) | ~$56,075 (stamp duty + grant) |
Both scenarios pay zero stamp duty as first home buyers. But building new gets the $30,000 FHOG on top. That’s where the real savings come from.
Example 2: Building in Brisbane (Non-First Home Buyer)
| Buying Established $700K | Building (Land $220K + Build $480K) | |
|---|---|---|
| Stamp duty on | $700,000 | $220,000 (land only) |
| First home buyer relief? | No (not a first home buyer) | No (not a first home buyer) |
| Home concession applies? | Yes (~$7,175 reduction) | Yes (~$3,450 reduction on land) |
| Stamp duty payable | ~$18,900 | ~$2,400 |
| You save | — | ~$16,500 |
Even if you’re not a first home buyer, building saves you money. You’re not paying stamp duty on the $480,000 construction cost—ever.
Example 3: First Home Buyer Building $1.2M Home
| Buying Established $1.2M | Building (Land $400K + Build $800K = $1.2M total) | |
|---|---|---|
| Stamp duty on | $1,200,000 | $400,000 (land only) |
| First home buyer relief? | No (above $800K threshold) | Yes (new home, no cap) |
| Stamp duty payable | ~$49,525 (with home concession) | $0 |
| You save | — | ~$49,525 |
This is the game-changer. Queensland removed the property value cap for new homes on May 1, 2025 (Queensland Revenue Office). First home buyers building a $1M+ home pay zero stamp duty. No other state offers this.
“When you combine the uncapped stamp duty exemption with the $30,000 FHOG, a first home buyer building a $700K home in Brisbane’s outer suburbs keeps $56,000 more than someone buying an established place at the same price. That’s a deposit on its own.” — James Thornton, Construction Cost Analyst at BuildBudget
You may also qualify for the $30,000 First Home Owner Grant in Queensland. See our Brisbane building costs guide for what you’ll spend on the build itself.
See your QLD stamp duty savings
Our calculator shows the full picture—build cost, stamp duty on land only, and first home buyer exemptions.
How It Works
Not complicated, but you need to get the paperwork right.
- Buy the land first — you pay stamp duty on the land value only (unless you’re a first home buyer buying vacant land for a new build, then you pay $0)
- Sign a building contract separately — the building contract is NOT subject to stamp duty
- Important: The land and build must be separate contracts. If you buy a “house and land package” as a single contract, stamp duty may apply to the full amount—but first home buyers still get full exemption under the new home concession.
The Two-Contract Rule
For the land-only stamp duty saving to work:
- You need one contract for the land purchase
- You need a separate building contract with your builder
- The land settlement has to happen before construction starts (or at least, land and build are contracted separately)
- If a developer is selling you the land and building the home as a bundled deal in one contract, you may pay stamp duty on the full amount—but if you’re a first home buyer, you still pay $0 under the new home concession
Talk to your conveyancer if you’re unsure whether your contracts are properly separated.
What Is the Queensland Home Concession?
This is separate from the first home buyer concession. The home concession applies to all owner-occupiers, not just first home buyers (source: Queensland Revenue Office).
What it does: Reduces stamp duty by deducting $350,000 from the dutiable value before calculating duty.
Example: $700,000 home purchase
- Standard calculation: Duty on $700,000 = ~$26,075
- With home concession: Duty on $350,000 ($700,000 - $350,000) = ~$11,725
- Savings: ~$14,350
Eligibility:
- You must occupy the property as your principal place of residence
- Available to everyone buying a home to live in (not investors)
- No income test, no price cap
First home buyers get both the home concession and the first home concession. They stack. For established homes under $700K, the combined concessions eliminate stamp duty entirely.
Building saves stamp duty in Queensland
Separate land and build contracts = duty on land only, or $0 if first home buyer
Do Foreign Buyers Pay More Stamp Duty in Queensland?
Queensland charges an additional 8% foreign acquirer duty on residential land purchases by foreign persons (source: Queensland Revenue Office).
Example: Foreign buyer purchasing $700,000 property
- Standard stamp duty: ~$26,075 (with home concession if owner-occupier)
- Foreign acquirer duty: $56,000 (8% of $700,000)
- Total duty: ~$82,075
This applies to:
- Foreign individuals (non-Australian citizens, non-permanent residents)
- Foreign corporations (incorporated outside Australia or majority foreign-owned)
- Trusts with foreign beneficiaries
Exemptions: None for residential property. Even if you live in the property as your principal residence, the 8% surcharge applies if you’re a foreign person.
When Is Stamp Duty Due in Queensland?
Stamp duty is due within 30 days of settlement. In practice, your conveyancer or solicitor handles payment as part of the settlement process. The duty is calculated based on the higher of:
- The purchase price, or
- The market value of the property
If you’re building, stamp duty on the land purchase is due 30 days after land settlement. The building contract (separate contract) is not dutiable.
Source: Queensland Revenue Office (2026).
Frequently Asked Questions
Do I pay stamp duty on the construction cost?
No. As long as you have separate contracts for the land purchase and the build, the building contract isn’t dutiable. That’s the whole reason building saves you so much upfront in Queensland.
If you’re buying a house-and-land package as a single contract, stamp duty may technically apply to the full amount—but if you’re a first home buyer, you pay $0 anyway under the new home concession (no cap from May 1, 2025).
Can I get the FHOG and stamp duty exemption together?
Yes, and you should. They’re separate schemes. If you’re a first home buyer building new in Queensland, you get:
- First Home Owner Grant: $30,000 (until June 30, 2026, then $15,000)
- Stamp duty on new home: $0 (no property value cap)
Maximum combined saving: $30K FHOG + $20K–$50K+ stamp duty = $50K–$80K+ on a typical $600K–$1M build.
What about house-and-land packages?
House-and-land packages qualify for the first home buyer stamp duty exemption, provided:
- The package is a new home (never occupied)
- You meet first home buyer eligibility criteria
- You occupy it as your principal residence
You pay $0 stamp duty on the package regardless of value. And if the package is under $750K, you also get the $30,000 First Home Owner Grant (until June 30, 2026).
Most Brisbane house-and-land packages range $940,000–$990,000, which exceeds the $750K FHOG cap. So you’d get zero stamp duty but no grant.
What if I’m buying an established home?
If you’re a first home buyer buying an established home:
- Under $700,000: Zero stamp duty (full concession)
- $700,001–$799,999: Partial stamp duty concession (sliding scale)
- $800,000+: Home concession only (~$7,175 reduction, not full exemption)
No First Home Owner Grant for established homes. You only get stamp duty relief (if under $800K).
Compare this to building new: $700K new build gets you $0 stamp duty + $30K grant = $30K ahead. $700K established home gets you $0 stamp duty + $0 grant.
How does the home concession work with the first home concession?
They stack. The home concession applies first (reduces dutiable value by $350,000), then the first home concession applies to the remaining amount.
Example: First home buyer purchasing $700K established home
- Home concession: $700,000 - $350,000 = $350,000 dutiable value
- Standard duty on $350,000 = ~$11,725
- First home concession: Deducts ~$11,725
- Final duty payable: $0
For new homes and vacant land, first home buyers pay $0 regardless of value (no calculation needed—full exemption from May 1, 2025).
When did Queensland remove the property value cap for new homes?
May 1, 2025. Before that date, the first home concession capped at $700,000 for new homes (partial concession $700K–$799,999, nil above $800K).
From May 1, 2025 onward, first home buyers pay zero stamp duty on new homes and vacant land with no property value cap. This makes Queensland the most generous state in Australia for first home buyers building new (equal with South Australia, which also has no cap).
How does Queensland compare to other states?
Stamp duty exemptions for first home buyers (new homes):
- Queensland: $0, no cap (from May 1, 2025)
- South Australia: $0, no cap
- Tasmania: $0 up to $750,000 (100% exemption, new AND established, until June 2026)
- ACT: $0 up to $1,020,000 (income-tested)
- NSW: $0 up to $800,000 (phases out to $1M)
- Victoria: $0 up to $600,000
- Western Australia: $0 up to $500,000
- Northern Territory: $0 exemption for FHBs (but HLPE for house-and-land packages)
Established homes:
- Queensland: $0 up to $700,000, partial $700K–$799,999, home concession only above $800K
- South Australia: No concession (established homes don’t qualify)
- Tasmania: $0 up to $750,000 (best in Australia for established homes, until June 2026)
- ACT: $0 up to $1,020,000 (income-tested, highest threshold)
Queensland sits at the top for new home construction. Only South Australia matches the uncapped exemption. But Queensland also offers decent relief for established homes under $700K, whereas SA offers nothing.
What if I’ve owned property overseas?
Queensland’s first home buyer eligibility requires you’ve never held an interest in another residence anywhere in the world. This is stricter than some states (which only look at Australian property ownership).
If you owned a flat in London or a house in Auckland, you don’t qualify for the first home concession. You’d pay standard stamp duty (with home concession if owner-occupier, but not the first home concession).
However, there’s a narrow exception: If your previous property ownership was solely for investment purposes and you never occupied it as a principal residence, you may still qualify. Check with Queensland Revenue Office or a conveyancer.
Can I claim the concession if I’m buying land to build on?
Yes. If you’re a first home buyer purchasing vacant land with the intention to build a new home and occupy it as your principal residence, you pay zero stamp duty on the land (from May 1, 2025, no cap).
You must commence building within 2 years of settlement. If you don’t build within 2 years, you may be required to pay back the concession (Queensland Revenue Office).
“Brisbane’s median house price has pushed a lot of house-and-land packages past the $750K FHOG threshold, but the uncapped stamp duty exemption still delivers massive savings. Run the numbers on both scenarios — sometimes a slightly smaller block with a better build specification works out cheaper overall.” — David Park, Housing Market Researcher at BuildBudget
Compare the total cost in our build vs buy analysis. For financing options, learn about construction loans vs home loans. Estimate your total build cost with our free calculator.
Rates current as of April 2026, based on Queensland Revenue Office and Edwards & Smith data. Your situation will have details we can’t cover here—talk to a conveyancer or solicitor before making decisions based on these numbers.
Key Takeaways
- Queensland offers zero stamp duty on new homes and vacant land for first home buyers with no property value cap (from May 1, 2025)
- Building saves $20K-$50K+ in stamp duty compared to buying established — you only pay duty on land, not construction cost
- Established homes get full concession under $700K, partial $700K-$799,999, no concession above $800K
- Combined with $30K FHOG (until June 30, 2026), first home buyers building new save $50K-$80K+ total
- Home concession applies to all owner-occupiers (not just first home buyers), reducing duty by ~$14K on $700K property
- Foreign buyers pay additional 8% surcharge on residential property
- Stamp duty due within 30 days of settlement
Data Sources
All information sourced from official government agencies and verified sources:
- Queensland Revenue Office — Transfer Duty Rates, accessed April 2026
- Queensland Revenue Office — First Home Concession, accessed April 2026
- Queensland Revenue Office — Home Concession, accessed April 2026
- Edwards & Smith — First Home Buyer Grant QLD 2026, published April 2026
