Queensland’s transfer duty rules are changing from 1 August 2026, and the impact will be significant for temporary visa holders looking to purchase residential property.
If you are in Australia on a temporary visa and planning to buy a home in Queensland, purchasing before the deadline could save you thousands in transfer duty. Once the new rules take effect, many temporary residents will no longer qualify for Queensland’s valuable home concessions, even if they are buying with an Australian Citizen or Permanent Resident.
Here is what you need to know before signing a contract.
What Is Changing from 1 August 2026?
Under the Queensland Government’s 2026 State Budget measures, eligibility for transfer duty home concessions will become more restrictive.
For contracts entered into on or after 1 August 2026, only the following buyers will generally be eligible for the home concessions.
Eligible buyers include:
- Australian citizens
- Australian permanent residents
- Specified foreign retirees, including eligible holders of Subclass 405 and Subclass 410 visas
If you are purchasing under a temporary visa, such as a:
- Student Visa
- Temporary Skill Shortage or Skills in Demand Visa
- Graduate Visa
- Working Holiday Visa
- Other temporary visa categories
you will generally no longer be entitled to these concessions and will instead pay transfer duty at the standard rates.
To know more about concessions and its benefits, please check:
- First Home Buyer QLD – Grants & Concessions | No borders
- Transfer Duty Concession Explained | No borders
How Much Could This Cost?
The financial impact can be substantial.
For example, when purchasing a $700,000 home with your Australian Citizen partner:
| Scenario | Transfer Duty |
| With First Home Concession | $0.00 |
| Without Any Concession | $10,675.00 |
This represents an additional $10,675.00 payable at settlement.
For many buyers, this could affect borrowing capacity, savings requirements, or even whether a purchase remains affordable.
This Is Separate from Additional Foreign Acquirer Duty
It is important to understand that these changes only affect eligibility for Queensland’s transfer duty concessions.
If you are considered a foreign person under Queensland legislation, you may also be liable for Additional Foreign Acquirer Duty (AFAD) where applicable.
Depending on your circumstances, both transfer duty and AFAD may apply.
Can Temporary Residents Still Access the Concession?
Yes, but timing is critical.
If you enter into a property contract before 1 August 2026, you may still qualify under the current rules, provided you continue to satisfy the concession requirements after settlement.
Conditions You Must Meet
To retain your concession, you must comply with the Queensland Revenue Office residency requirements.
Move Into the Property Within One Year
You must occupy the property as your principal place of residence within 12 months of settlement. This means moving in with your belongings and genuinely living in the home.
Do Not Sell or Lease the Property Before Moving In
Before you establish residence, you cannot:
- Sell or transfer your interest in the property
- Lease the entire property to another person
Doing so may result in the concession being revoked.
Existing Tenants Must Vacate
If the property is tenanted when purchased, the tenants must leave when:
- their lease ends, or
- within six months after settlement,
whichever occurs first.
Do Not Demolish the Existing Home Immediately
If you intend to rebuild, you generally cannot demolish the existing dwelling before first satisfying the residence requirements.
Failure to comply with these conditions may result in the Queensland Revenue Office reassessing your transfer duty and requiring repayment of the concession.
Buying with an Australian Citizen or Permanent Resident
Many couples and families purchase property together where one buyer is an Australian citizen or permanent resident and the other holds a temporary visa.
In these situations, transfer duty is generally assessed according to each purchaser’s ownership interest.
For example, where:
- an Australian permanent resident owns 50%, and
- a temporary visa holder owns the remaining 50%,
the permanent resident may still receive the concession on their share, while the temporary resident’s share will be assessed at the standard transfer duty rates excluding any concession and AFAD will apply.
The exact outcome will depend on the ownership structure and each purchaser’s eligibility. It is also important to remember that the ownership structure may also impact if FIRB approval is required.
Why Acting Before 1 August 2026 Matters
For temporary visa holders already planning to purchase a home, entering into a contract before 1 August 2026 could produce significant savings.
With the removal of these concessions, buyers may need to budget thousands of dollars more at settlement. Obtaining legal advice before signing a contract can help you understand your eligibility, structure the purchase appropriately, and avoid unexpected costs.
Buying property involves more than finding the right home. Understanding transfer duty, concession eligibility, contract conditions, and settlement requirements is equally important.
NB Property Law assists buyers across Queensland with:
- Reviewing residential property contracts
- Advising on transfer duty concessions and eligibility
- Property settlement services
- Buying and selling residential property
- Off-the-plan and investment property purchases
- Legal advice for temporary visa holders and foreign purchasers
- Property ownership and co-purchasing arrangements
If you are planning to purchase property before the 1 August 2026 changes, obtaining legal advice early can help you make informed decisions and minimise unnecessary costs.