Queensland stamp duty: home concession vs investment rates
Last updated 23 July 2026. Educational only — not credit advice and not a Revenue Office assessment.
QLD is different on purpose
Queensland is one of the clearest examples where owner-occupier vs investment is not cosmetic. Home concession rates can produce a lower duty figure than the standard schedule used for investment purchases. If you flip purpose in DutyStack on a QLD quote, duty should move.
First home buyer still needs to live in it
QLD first-home duty concessions (including $0 duty pathways within published caps for eligible purchases) require the live-in setting. Ticking first home buyer while leaving purpose on Investment should not unlock the homebuyer duty exemption.
The 5% Deposit Scheme likewise needs owner-occupation. FHB + Investment is a common self-sabotaging combination on forms.
Established vs new
For eligible first-home buyers living in the home, established purchases and new builds can sit on different duty and grant outcomes. FHOG is often weaker or nil on established homes compared with new builds, while duty concessions may still apply within caps.
Always re-check QRO and grant administrator pages for the contract date you are signing — temporary boosts expire.
Worked habit for QLD quotes
- Start with Live in it if you will occupy
- Only then apply First home buyer Yes/No
- Compare Investment only if the property will genuinely be rented
- Read the on-screen purpose hint — it exists because QLD duty changes
- Confirm final duty with your conveyancer against QRO