About the Queensland Stamp Duty Calculator
Queensland stamp duty — officially called transfer duty — is one of the largest upfront costs when buying property in the Sunshine State. This QLD OSR stamp duty calculator uses current Queensland Revenue Office (OSR) rates to give you an instant, accurate estimate of your transfer duty. Whether you are a first home buyer purchasing a new home with $0 stamp duty, an owner-occupier using the home concession, an investor paying full rates, or a foreign buyer subject to the AFAD surcharge, our queensland stamp duty calculator reflects the latest 2025-26 OSR rules. QLD stamp duty rates are: $0 for properties under $5,000; $1.50 per $100 for $5,001–$75,000; $1,050 plus $3.50 per $100 over $75,000 for $75,001–$540,000; $17,325 plus $4.50 per $100 over $540,000 for $540,001–$1,000,000; and $38,025 plus $5.75 per $100 over $1,000,000 for properties above $1 million. First home buyers of new homes pay $0 with no value cap since May 2025. First home buyers of established homes pay $0 up to $550,000. Stamp duty on commercial property QLD is calculated at the same general transfer duty rates — there is no separate commercial rate. Foreign buyers pay an additional AFAD surcharge of 8% on the total property value.
What is the Queensland Stamp Duty Calculator?
The stamp duty calculator QLD OSR tool calculates Queensland transfer duty using official Queensland Revenue Office rates. Transfer duty is a state government tax on property purchases, applied to the higher of the contract price or market value. It is a progressive tax — different portions of the property value are taxed at different rates. The QLD OSR calculator applies the correct rate tier for your property value and adjusts for your buyer type: standard rates for investors and owner-occupiers without concessions; the home concession rate (applies to the first $350,000 of an owner-occupier purchase); the first home buyer concession ($0 for new homes regardless of price, $0 for established homes under $550,000); and the Additional Foreign Acquirer Duty (AFAD) of 8% for foreign purchasers. Our osr calculator qld is updated for FY 2025-26 including the landmark changes introduced on 1 May 2025 that removed the value cap for first home buyers of new properties. For all other Australian states, see our stamp duty calculators for all Australian states at /tools/stamp-duty-calculator-australia. Need to also assess land tax exposure across multiple states? Try our land tax calculator for Queensland and all states at /tools/land-tax-calculator-australia-all-states.
How to Use This Calculator
- 1Enter property value: Type the purchase price or dutiable value of your Queensland property in Australian dollars. Use the contract price, not an estimate.
- 2Select buyer type: Choose from First Home Buyer (New Home), First Home Buyer (Established Home), Owner-Occupier, Investor, or Foreign Buyer. Your buyer type determines which OSR concessions and surcharges apply.
- 3Select property type: For first home buyers, indicate whether the property is a new home, established home, or vacant land. This is critical — new homes attract $0 duty since 1 May 2025.
- 4Review your estimate: The calculator shows base duty, any concessions applied, AFAD surcharge if applicable, and total amount payable.
- 5Factor in other costs: Beyond transfer duty, budget for conveyancing fees ($1,500–$2,500), building and pest inspections ($400–$700), mortgage registration fees ($200–$400), and loan application fees. Use our mortgage repayment calculator at /tools/mortgage-repayment-calculator-australia to plan your ongoing repayments.
Worked Australian Example
Practical Example
Three real Queensland buyer scenarios using OSR 2025-26 rates. Scenario 1 — James and Priya, first home buyers buying a new townhouse in Brisbane for $850,000. Since it is a new home under contract after 1 May 2025, they qualify for the full first home buyer exemption. Transfer duty payable: $0. Under old rules they would have paid approximately $30,000. Scenario 2 — Sarah, first home buyer purchasing an established apartment in Gold Coast for $650,000. As a first home buyer of an established property between $550,000 and $700,000, a partial concession applies. Transfer duty is reduced from approximately $13,433 to a concessional amount. Scenario 3 — Mark, an investor in Sunshine Coast buying for $750,000. As an investor, no concessions apply. Calculation: First $75,000 at $1.50 per $100 = $1,050. $75,001 to $540,000 ($465,000) at $3.50 per $100 = $16,275. $540,001 to $750,000 ($210,000) at $4.50 per $100 = $9,450. Total: $1,050 + $16,275 + $9,450 = $26,775. For commercial property stamp duty QLD, the same general rates apply to Mark's calculation — there is no separate commercial rate under OSR rules. Investors and commercial buyers use the standard transfer duty scale. Foreign buyers would add an additional 8% AFAD surcharge: $750,000 × 8% = $60,000 on top of the $26,775, totalling $86,775.
Common Queensland Stamp Duty Calculator Questions
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