QLD duty concessions: what changes on 1 August 2026

What is actually changing

The Revenue (Cost of Living Relief Locked-in Law) and Other Legislation Amendment Act 2026 received Royal Assent on 29 June 2026. It is law now, not a proposal — when I first flagged this on the site, it was still a Budget announcement waiting on Parliament. Among other things, the Act amends the Duties Act 2001 to change who can claim Queensland’s transfer duty (stamp duty) home concessions.

The Queensland Revenue Office puts it plainly: buyers purchasing a home, first home, or vacant land on which to build their first home will need to be Australian citizens, permanent residents or specified foreign retirees to claim a concession. That covers the home concession, the first home concession, the first home (new home) concession and the first home vacant land concession.

The change applies to transactions entered into from 1 August 2026 (inclusive). For a standard purchase that generally means the day the contract is signed — not the day you settle. That one detail does most of the work on this page. If your purchase is anything less standard, confirm the date with your conveyancer.

Who is affected

If you hold a temporary visa — a skilled work visa, a student visa, a partner visa still at the temporary stage, a bridging visa — and you sign a contract to buy a home in Queensland on or after 1 August 2026, you will generally no longer qualify for the transfer duty home concessions. Duty gets calculated at the ordinary rates instead.

Two things worth being straight about. First, this page covers the concessions only. Some buyers who are not citizens or permanent residents already pay additional foreign acquirer duty — a separate, existing rule with its own definitions. Your conveyancer or QRO can confirm your full duty position. Second, couples with mixed status — one of you a citizen or permanent resident, the other on a temporary visa — need to think about the ownership split before signing, because how a concession applies across your shares is a detail to confirm with QRO or your conveyancer, not assume.

Who is NOT affected

• Australian citizens. Nothing changes for you, including dual citizens. The usual concession conditions still apply — buying as an individual, moving in within a year of settlement, and so on.
• Permanent residents. You remain eligible, same conditions as before. I keep a full page on home loans for permanent residents if that is you.
• Specified foreign retirees. A narrow category tied to particular retirement and parent visa pathways, precisely defined in the legislation. If you think this might be you, confirm it directly with QRO.
• Anyone whose transaction was entered into before 1 August 2026. The existing rules apply to that transaction, whatever your visa status.

The citizenship test is an extra gate, not a replacement. Nobody’s other conditions got easier — the move-in rules, the market-value rules and the first-home history checks all still apply.

What to do if you are mid-purchase

1. Contract already signed before 1 August 2026: the existing rules apply to that transaction. Keep your paperwork and let your conveyancer confirm the details.
2. About to sign, and you are a citizen or permanent resident: nothing changes for you. Run the usual checks and carry on.
3. About to sign on a temporary visa: the date you enter into the contract decides which rules apply, so get your solicitor or conveyancer across the timing before you sign. And do not let a duty date rush you into a property you have not properly checked — a rushed purchase costs more than any concession.
4. Not sure whether you qualify: check with QRO or get advice from your conveyancer. Guessing your duty position is not a plan, and I will not guess it for you either.
5. The lending side — my lane: duty forms part of your funds to complete. If a concession falls away, the cash you need at settlement goes up and the loan numbers move with it. I rerun those numbers with clients before they sign, not after. Book a 20-minute call and we will go through it.

Dates that matter

• 23 June 2026: the Bill was introduced to Queensland Parliament, following the 2026–27 Queensland Budget announcement.
• 26 June 2026: the Bill passed Parliament.
• 29 June 2026: Royal Assent — the change became law (Act No. 16 of 2026).
• 1 August 2026: the new eligibility rules apply to transactions entered into from this date, inclusive.

I am on a temporary visa and signed my contract before 1 August 2026. Am I affected?

Generally the change applies to transactions entered into from 1 August 2026 (inclusive), so a transaction entered into before that date sits under the existing rules. Exactly when your transaction was entered into is a legal detail, so confirm it with your conveyancer or solicitor before relying on a concession. General information only.

I am a permanent resident. Does this change anything for me?

No - permanent residents remain eligible for Queensland transfer duty home concessions after 1 August 2026, provided the usual conditions are met. If you are buying jointly with a partner on a temporary visa, the ownership split needs thought before you sign, so confirm the position with QRO or your conveyancer first.

I am a New Zealand citizen. Where do I stand?

The legislation works off defined terms for Australian citizens and permanent residents, and New Zealand citizens in Australia usually hold a special category visa - a specific case I am not going to guess for you. Confirm your position directly with the Queensland Revenue Office or your conveyancer before you rely on a concession.

Who counts as a specified foreign retiree?

It is a narrow category tied to particular retirement and parent visa pathways, with a precise definition in the legislation. If you think it might describe you, confirm it directly with the Queensland Revenue Office rather than relying on a summary - including this one.

Does this change my home loan eligibility?

No - this is a state duty change, not a lending rule. Lenders set their own written policies for visa holders, and those have not changed because of this Act. What does change is the cash you need: if a concession falls away, transfer duty forms part of your costs at settlement, so the amount required to complete the purchase goes up. That is worth rechecking before you sign, and it is exactly the kind of number John reviews with clients.