What is stamp duty and when do I pay it?

Stamp duty (transfer duty) is a state tax on property purchases. You pay it when you buy property, typically at settlement. The amount depends on the property value, location, and your circumstances.

Do first home buyers get stamp duty concessions?

Yes, most states offer concessions for first home buyers. These can include complete exemptions for properties under certain values, or reduced rates for properties up to higher thresholds.

How much is the foreign buyer surcharge?

Foreign buyer surcharges vary by state but are typically 7-8% of the property value, in addition to standard stamp duty. This applies to non-residents and temporary visa holders.

Are there different rates for different property types?

Yes, rates can vary based on property type. New homes and off-the-plan purchases often qualify for additional concessions, while vacant land may have different rate structures.

When do stamp duty rates change?

Stamp duty rates and thresholds are set by state governments and can change with annual budgets. It's important to check current rates when planning a purchase.

Can I avoid stamp duty?

While you can't avoid stamp duty entirely, you may qualify for concessions based on your circumstances (first home buyer, pensioner, etc.) or by purchasing in certain areas or property types.

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Calculator

Cairns Stamp Duty Calculator (2026)

Name: Cairns Stamp Duty Calculator
Author: RealEstateCalc

Calculate stamp duty, transfer fees, and total government charges for property purchases in Cairns, Queensland. Includes first home buyer concessions and foreign buyer surcharges.

Formula

Stamp Duty = Property Value × State Rate + Concessions - Surcharges

Estimate updates below

Stamp Duty$0.00

Step 1

Inputs

State/Territory*

Select your state or territory for accurate rates

Property Value*

The purchase price or market value of the property

Property Type*

Select the type of property being purchased

Buyer Type*

Select your buyer type for applicable concessions

Foreign Buyer

Check if you are a foreign buyer or temporary visa holder

Step 02 · Resultsinstant

Stamp Duty

$0.00

Transfer Fees

$0.00

Mortgage Registration

$0.00

Total Government Charges

$0.00

General information only — not financial advice.

Calculator results are estimates based on the inputs you provide and current published rates and thresholds. They do not take into account your personal objectives, financial situation, or needs. RealEstateCalc is not a credit provider, credit assistance provider, mortgage broker, financial adviser, or insurance broker. We do not hold an Australian Financial Services Licence (AFSL) or an Australian Credit Licence (ACL).

Results are not quotes, offers, pre-approvals, eligibility assessments, tax rulings, legal opinions, valuations, or recommendations. Property and finance decisions can involve substantial financial, tax, legal, credit, insurance, and market risk. You are responsible for independently verifying all figures and for any decision you make after using this tool.

Before applying for any credit, insurance, or financial product, read the relevant Product Disclosure Statement (PDS), Target Market Determination (TMD), and Credit Guide, and consider seeking advice from a licensed professional.

See our Disclaimer, Methodology, and Affiliate Disclosure for more detail.

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Property Market in Cairns

Cairns offers affordable tropical property with median prices well below the state average, attracting investors seeking strong rental yields. The local market is closely tied to the tourism and defence sectors, with proximity to the Great Barrier Reef and expanding RAAF Base Scherger supporting the regional economy.

Median House Price

$550,000

Median Unit Price

$350,000

At the current Cairns median house price of $550,000, stamp duty is approximately $10,600 for a standard residential purchase. Rates vary depending on buyer type — first home buyers in Queensland may qualify for significant concessions or full exemptions on properties below certain thresholds. Use the calculator above with your actual purchase price to get an accurate figure.

Buying Property in Cairns

Cairns' rental market runs on a distinct seasonal cycle — peak tourist season from June to October drives short-term rental demand, while the wet season from November to April can see vacancy rates climb in holiday-oriented properties. The defence sector provides a stable tenant pool around the northern beaches and suburbs near RAAF Base, with defence housing contracts offering reliable long-term leases that are attractive to investors. Buyers should factor in higher building maintenance costs than southern cities due to tropical humidity, cyclone-rated construction requirements, and the need for pest management against termites that are significantly more aggressive in Far North Queensland.

Queensland Property Guides

QLD Stamp Duty Guide →QLD First Home Buyer Concessions →Compare All States →

Other Queensland Cities

Brisbane Stamp Duty Calculator →Gold Coast Stamp Duty Calculator →Sunshine Coast Stamp Duty Calculator →