Buying Costs Calculator: Queensland and New South Wales

How transfer duty is calculated in Queensland and New South Wales

Transfer duty, often called stamp duty, is a state tax on buying property. Both states use a sliding scale: the higher the value, the higher the rate on each extra dollar. Duty is charged for each $100, or part of $100, of value.

Duty is worked out on the dutiable value. In general that is the higher of the price you pay and the property's market value. Both states include GST in the price, so if a contract says "plus GST", add the GST before you enter the price.

Queensland. The Queensland Revenue Office publishes general rates for commercial, investment and other property. A lower home concession rate applies if you buy a home to live in and meet the conditions, saving up to $7,175. From 1 August 2026, those conditions include being an Australian citizen, permanent resident or specified foreign retiree.

New South Wales. Revenue NSW adjusts its thresholds each year in line with CPI. The rate year follows your contract date; this calculator uses the 2026-27 rates. NSW has no general owner-occupier rate. Premium duty applies to residential property above $3,870,000.

QLD vs NSW at a glance

Transfer duty at four prices, using the 2026-27 rates. NSW figures are the same for commercial, investment and owner-occupied property at these prices, because premium duty only starts above $3,870,000 for residential property.

Government registration fees (one title):

If you are borrowing, add a mortgage registration fee: $248.04 in Queensland or $182.73 in New South Wales. The Queensland transfer fee rises with the price. The NSW fee is fixed.

Worked examples

A $1,000,000 commercial property with a $700,000 loan.

• Queensland: duty $38,025, transfer fee $4,065.96 and mortgage fee $248.04. Government costs total $42,339.00.
• New South Wales: duty $39,187, transfer fee $182.73 and mortgage fee $182.73. Government costs total $39,552.46.

NSW duty is $1,162 higher, but Queensland's registration fees are $3,948.54 higher, so the Queensland total is $2,786.54 more.

The same $1,000,000 as a residential investment property. The figures are the same as for commercial property in both states. In Queensland, investment property uses the general rates. In New South Wales, the general rates apply until premium duty starts above $3,870,000.

The same $1,000,000 as a home you will live in. In Queensland, if you are eligible for the home concession, duty falls to $30,850 and government costs to $35,164.00. In New South Wales, duty stays at $39,187 unless a first home buyer scheme applies, which this calculator does not include.

A $500,000 commercial purchase with no loan. Queensland: duty $15,925 plus a $1,737.96 transfer fee, $17,663.96 in total. New South Wales: duty $16,687 plus a $182.73 transfer fee, $16,869.73. With no loan, there is no mortgage registration fee.

At $2,000,000 the order flips: Queensland duty ($95,525) is higher than NSW duty ($91,287).

Other costs when buying property

Duty is usually the largest cost after the deposit, but it is not the only one. The calculator lets you add your own figures for:

• Legal and conveyancing. Your solicitor or conveyancer's fees, plus searches and settlement costs they pass on.
• Inspections. Building and pest reports, or specialist reports for commercial property.
• Valuation. Some lenders charge a valuation fee.
• Lender application fee. Some lenders charge application or establishment fees.

Leave any of these blank if they don't apply, or use quotes once you have them.

Other costs the calculator does not include:

• electronic settlement fees and adjustments for council and water rates at settlement
• lenders mortgage insurance on some residential loans
• land tax and insurance once you own the property
• GST, where it applies, beyond being included in the price for duty

If you enter a deposit, the calculator adds it to your upfront costs to show the total cash needed. To see what the loan repayments might be, use our commercial property loan repayment calculator.

Stamp duty on commercial and mixed-use property

Transfer duty applies to commercial property in both states. Offices, shops, warehouses and industrial sites are charged at the general rates. In New South Wales, premium duty applies only to residential property, so it does not apply to a commercial purchase.

GST comes up more often on commercial property than on homes, because the seller may be charging GST on the sale. Duty is charged on the GST-inclusive amount in both states. If the contract price is "plus GST", enter the price with the GST added.

Mixed-use property is more complex. In Queensland, the home concession applies only to the part of the property used as your home. In New South Wales, premium duty applies only to the residential part. This calculator does not split a price between uses, so check the result with your solicitor or conveyancer. Buying through shares or units in a company or trust that owns land can also attract different duty.

What this calculator leaves out

To keep the estimate clear, the calculator does not include:

• first home buyer concessions and exemptions in either state
• foreign purchaser duty (8% additional foreign acquirer duty in Queensland and 9% surcharge purchaser duty in New South Wales, on residential property)
• other concessions and exemptions, such as transfers between spouses
• vacant land rules, land over 2 hectares and multiple titles
• other states and territories

If any of these may apply to you, check with the relevant revenue office or your conveyancer.

Talk to a broker

Knowing your buying costs helps you work out the deposit and loan you need. Our Brisbane and Sydney brokers can look at the purchase with you, including how much to borrow and which lenders suit the property.

Call 0451 973 662 or enquire online.