Stamp Duty Calculator QLD.
Deposit, duty, LMI and the fees nobody mentions.
Queensland transfer duty is the biggest single cost on top of your deposit, and it depends on who you are: an investor, an owner-occupier and a first home buyer can pay three very different amounts on the same house - including nothing at all on a brand-new home since 1 May 2025. This works out your duty on the QRO's current scales, then keeps going where other calculators stop: conveyancing, building and pest, the value-scaled titles fee and LMI all come out of your savings before a cent reaches the deposit, so the number you end with is what you genuinely have left.
The purchase
You'd have this much left for the deposit
That is a 16.3% deposit on $700,000, borrowing $592,695 at 83.7% LVR. Above 80%, so LMI of about $7,028 applies.
Transfer duty
Nil
Costs before deposit
$5,667
Loan required
$592,695
Short of a 20% deposit
$25,667
Where your savings actually go
How this is calculated＋
Queensland transfer duty on the scales published by the Queensland Revenue Office, checked as at 15 August 2026: the home concession where you are buying somewhere to live, the first home concession where it applies, and standard rates for an investment. Duty and fees come out of your savings first, because they do, and whatever survives is your deposit.
- The first home concession is a stepped rebate, not a smooth taper. It is worth $17,350 up to $709,999, then drops $1,735 for every $10,000 of price, reaching nil at $800,000. Calculators that taper it smoothly are wrong by up to about $1,100 in the middle of that band.
- A first home buyer on a brand-new home or eligible vacant land pays no transfer duty at all, with no price cap - a change that took effect 1 May 2025 and is the single biggest saving available here. Switch the "buying" option to see it.
- The titles transfer fee is not a flat charge. It scales with the price - roughly $2,670 at $700,000 and $4,070 at $1m - and it is real cash at settlement.
- The First Home Guarantee removes LMI entirely for eligible first home buyers with a 5% deposit, and since October 2025 has no income test and no place limits. The Brisbane price cap applies. Confirm your eligibility before relying on it.
- From 1 August 2026 the home and first home concessions require the buyer to be an Australian citizen, permanent resident, or a specified foreign retiree.
- Concessions carry residence conditions - broadly, move in within a year of settlement (two years for land) and do not sell or lease the whole property within a year of moving in. Breaching them triggers a reassessment with interest.
- Not modelled: the 8% foreign acquirer surcharge (these figures assume you are not a foreign person), council and water rates adjusted at settlement, moving costs, and body corporate levies. LMI is indicative - real premiums come from the insurer's table. Budget a little beyond this, not exactly this.
- Queensland only. Every state prices duty differently and the concessions differ more than the rates do. Buying interstate - ask us rather than trusting a number from here.
Concessions, guarantee eligibility, LMI waivers for some professions and guarantor structures all move this number. LINK Advance knows which ones you qualify for.
Talk to LINK Advance →This calculator provides general information only. It is not personal financial, tax, legal or credit advice, it is not a quote or an offer of credit, and it does not take into account your objectives, financial situation or needs. Results are estimates produced from the assumptions displayed on this page, all of which you can view and change, and they are illustrations rather than predictions - actual costs and outcomes will differ. Do not rely on these figures for a purchase decision. Transfer duty, concession thresholds and grant amounts are set by legislation and change: the Queensland Revenue Office is the authority on what you owe, and your solicitor or conveyancer confirms the figure for your particular contract - transfer duty is their call to make, not ours. Lenders mortgage insurance is indicative only and every insurer and lender prices its own book. Figures are Queensland only, as at 15 August 2026, and exclude any foreign acquirer duty surcharge. Before acting on any result, consider whether it is appropriate for your circumstances and obtain advice from your solicitor, a registered tax agent and a licensed credit adviser. Where you go on to speak with LINK Advance, they are licensed finance brokers authorised under Australian Credit Licence 389328. This calculator is published by The Link Collective Pty Ltd (ABN 63 620 787 742).
Questions people ask
How much deposit do I need to buy a house in Queensland?
Twenty per cent of the price avoids lenders mortgage insurance, but you also need duty and fees on top, in cash. Buying with less is common - below a 20% deposit LMI usually applies, and eligible first home buyers can use the First Home Guarantee to buy with 5% and no LMI at all.
How much is stamp duty in QLD?
Transfer duty on a $700,000 purchase is $24,525 at standard rates, or $17,350 with the home concession if you are buying somewhere to live. A first home buyer pays nothing up to $700,000, with the concession phasing out in steps and reaching nil at $800,000.
Do first home buyers pay stamp duty in Queensland?
Not on an established home up to $700,000, and above that the concession phases out by $800,000. Since 1 May 2025, a first home buyer purchasing a brand-new home or eligible vacant land pays no transfer duty at any price - which is the largest single saving available and the one most people do not know about.
What is LMI and can I avoid it?
Lenders mortgage insurance protects the lender, not you, and is normally charged above an 80% loan-to-value ratio. You can avoid it with a 20% deposit, through the First Home Guarantee if you are eligible, with a guarantor, or through waivers some lenders offer certain professions. It is usually added to the loan, which means paying interest on it for the life of the loan.
How much is stamp duty on a $700,000 house in QLD?
It depends who is buying. An investor pays $24,525 at standard rates. An owner-occupier moving in pays $17,350 with the home concession. A first home buyer pays nothing - $700,000 is the top of the full first home concession for an established home, and a new home is duty-free at any price. The same house, from $24,525 down to zero: buyer type matters more than price.
How do I calculate stamp duty in QLD?
Queensland transfer duty is a marginal scale, like income tax - each slice of the price is charged at its own rate, and the concessions then change the maths again: the home concession discounts the first $350,000, and the first home concession is a stepped rebate on top of that. Rather than working the bands by hand, put your price and buyer type into the calculator above; it runs the QRO's current scales and shows the duty line separately.
Who pays stamp duty in QLD, the buyer or the seller?
The buyer. Transfer duty is the purchaser's liability, arising when the contract is signed, with documents lodged within 30 days - in practice your solicitor handles it and it is paid by settlement. The seller pays their own costs, but duty is not one of them.
Do seniors pay stamp duty in QLD?
Yes - Queensland has no seniors' rate or age-based exemption. Concessions depend on what you buy and how you use it, not how old you are. A retiree buying a home to live in claims the same home concession as anyone else, and a retiree who has never owned property can still claim the first home concession. Downsizing itself does not create an exemption.
Can stamp duty be added to my home loan?
Not directly - duty is cash your solicitor pays around settlement, and lenders size the loan against the property's value, not your costs. That is exactly why this calculator takes duty and fees out of your savings first: they decide how much deposit you really have. Sometimes a higher LVR (with LMI) or equity in another property can free up cash for duty, which is a conversation for a broker.
While you're here
These are guides. For a number that accounts for your income, your lender and your situation, LINK Advance will run it properly - or book a discovery call.
LINK tools. Figures are guides only - talk to the team for numbers specific to you.