In 2026, stamp duty costs on the Gold Coast vary dramatically depending on your buyer status, property type, and purchase price. With QLD’s first home (new home) concession now providing full transfer duty exemption on all new builds regardless of value, and established home concessions available up to $700,000, understanding which rules apply to your situation can save you tens of thousands of dollars.
Whether you’re buying in Burleigh Heads – Mermaid Beach or Broadbeach Waters, the stamp duty calculation depends on more than just the property price. First home buyers, new builds, established homes, and foreign buyers all face different transfer duty structures under the current QLD rules.
mortgage broker on the Gold Coast, Mortgage Innovations helps Gold Coast buyers understand their stamp duty position and explore financing options that work with their total purchase cost, completely free of charge.
Here’s what you need to know about stamp duty costs before you buy on the Gold Coast in 2026.
Key takeaways
- First home buyers pay zero transfer duty on all new builds, regardless of price.
- Established homes are fully exempt up to $700,000 for eligible first home buyers.
- Foreign buyers pay an additional 8% AFAD surcharge on top of standard transfer duty.
How much is stamp duty on the Gold Coast?
Stamp duty (transfer duty) on the Gold Coast ranges from zero to over $55,000 depending on your property value and buyer status. First home buyers purchasing new builds pay zero stamp duty regardless of price, while established property buyers face the standard QLD transfer duty rates which start at 1% for properties under $5,000 and rise to 5.75% on amounts above $1,000,000. The exact amount depends on which concessions you qualify for and whether you’re buying new or established.
What are the current stamp duty concessions available on the Gold Coast?
QLD transfer duty concessions vary significantly by buyer type and property category:
- ›First Home (New Home) Concession: full transfer duty exemption on new builds, off-the-plan apartments, and substantially renovated homes never previously occupied – no property value cap (effective 1 May 2025). From 1 August 2026, this concession is limited to Australian citizens, permanent residents and specified foreign retirees.
- ›First Home Concession (Established): full exemption on established homes up to $700,000, sliding scale concession from $700,001 to $800,000, no concession above $800,000. Also limited to Australian citizens and permanent residents from 1 August 2026.
- ›First Home Vacant Land Concession: full exemption on vacant land where you intend to build your first home – no property value cap (effective 1 May 2025).
- ›Home Concession: available to all owner-occupiers, provides concessional rates on the first $350,000 of property value, saving up to $7,175.
- ›Foreign Buyer Additional Duty: 8% Additional Foreign Acquirer Duty (AFAD) applies to non-permanent residents purchasing residential property on top of standard transfer duty.
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How do you calculate stamp duty on a Gold Coast property purchase?
Step 1: Talk to us
Get in touch and we’ll assess your buyer status, property type, and which transfer duty concessions apply to your specific purchase.
Step 2: Determine your property category
We identify whether you’re purchasing an established home, new build, off-the-plan apartment, or vacant land, as each category follows different concession rules.
Step 3: Check your first home buyer status
We confirm whether you qualify as a first home buyer under QLD rules, which affects your access to the most generous concessions available.
Step 4: Calculate your base transfer duty
We apply the standard QLD transfer duty rates to your property value, then identify which concessions reduce or eliminate this amount.
Step 5: Apply relevant concessions
We calculate your final transfer duty payable after applying first home concessions, home concessions, or foreign buyer surcharges as applicable.
Step 6: Plan your total purchase costs
We incorporate your final stamp duty figure into your overall purchase budget and ensure your home loan structure covers all associated costs. Use our stamp duty calculator to get a quick estimate before we speak.
What stamp duty mistakes do Gold Coast buyers commonly make?
The biggest mistake buyers make is assuming they don’t qualify for concessions without checking. Many buyers miss the new home concession entirely – if you’re purchasing off-the-plan, building, or buying a substantially renovated home that’s never been occupied, you pay zero transfer duty regardless of the purchase price. This applies to a $500,000 apartment or a $2,000,000 house equally.
The second common error is not factoring stamp duty into borrowing capacity early enough. On a $900,000 established home purchase where no concessions apply, standard transfer duty is approximately $35,025. Adding this to your deposit requirement can change which suburbs and price ranges are realistic for your budget.
~$35,025
Approximate standard transfer duty on a $900,000 established home with no concessions – a figure that can change your entire deposit plan.
How do foreign buyer rules affect stamp duty costs?
Foreign buyers face significantly higher transfer duty costs on the Gold Coast. The 8% Additional Foreign Acquirer Duty (AFAD) applies on top of standard transfer duty rates. On a $1,000,000 property, AFAD adds $80,000 to your stamp duty bill. Permanent residents are not affected by foreign buyer rules or AFAD surcharges.
Key foreign buyer rules to know:
- ›Who pays AFAD: foreign persons, temporary residents, and foreign companies purchasing residential property in Queensland.
- ›New builds still available: foreign buyers can still purchase new builds and off-the-plan apartments with FIRB approval, but AFAD still applies.
- ›Established home ban: foreign buyers cannot purchase established residential properties from 1 April 2025 to 31 March 2027.
- ›Land tax surcharge: foreign landowners also pay an additional 3% land tax surcharge on taxable land above $350,000.
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Like to know which banks & lenders work best for stamp duty and purchase costs? Know where you really stand and what’s possible, so you can plan with total confidence. 5.0 on Google Local experts Free service
Prefer to talk now? Call 07 5535 5882 |
Frequently Asked Questions
How much stamp duty do first home buyers pay on the Gold Coast?
First home buyers pay zero stamp duty on new builds, off-the-plan apartments, and vacant land regardless of value. For established homes, you pay zero stamp duty up to $700,000, partial concessions from $700,001 to $800,000, and standard rates above $800,000. From 1 August 2026, these concessions are limited to Australian citizens and permanent residents.
What’s the difference between transfer duty and stamp duty on a Gold Coast purchase?
They’re the same thing – Queensland officially calls it “transfer duty” but most people still say “stamp duty.” Both terms refer to the state tax you pay when property ownership transfers to you.
Can a first home buyer avoid stamp duty by purchasing off-the-plan on the Gold Coast?
Yes, if you’re a first home buyer. The first home (new home) concession provides full transfer duty exemption on off-the-plan purchases with no property value cap. Previous homeowners still pay standard transfer duty on off-the-plan purchases.
When do Gold Coast buyers need to pay stamp duty?
Transfer duty is due within 30 days of signing your contract of sale. Your solicitor or conveyancer typically handles the payment as part of the settlement process, but you need to budget for it from contract signing.
Do Gold Coast investment property purchases attract stamp duty?
Yes – investment property purchases follow standard transfer duty rates with no concessions. The home concession and first home concessions only apply to owner-occupier purchases where you’ll live in the property.
Should a Gold Coast buyer use a mortgage broker or go to their bank for purchase cost advice?
A mortgage broker, every time. Banks only offer their own products and often don’t factor stamp duty savings into their lending assessment. We compare options across our panel of 60+ lenders and help structure your finance around your total purchase costs including transfer duty.
How much stamp duty does a foreign buyer pay on a Gold Coast property?
Foreign buyers pay standard transfer duty plus an additional 8% AFAD surcharge. On a $1,000,000 property, total transfer duty would be approximately $40,175 standard duty plus $80,000 AFAD, totalling around $120,175. Permanent residents don’t pay the AFAD surcharge. Note that foreign buyers are also banned from purchasing established residential properties from 1 April 2025 to 31 March 2027.
Your Next Steps
Getting your stamp duty calculation right affects your deposit planning, loan structure, and which Gold Coast suburbs fit your budget. The difference between paying zero transfer duty on a new build and $35,000+ on an equivalent established home can change your entire purchase strategy.
Ready to find out your exact transfer duty cost and how it affects your borrowing capacity? Contact the Mortgage Innovations team for a free consultation or call 07 5535 5882. We’ll calculate your stamp duty position and structure your finance around your total purchase costs across our panel of 60+ lenders.
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