Is It Cheaper to Buy an Investment Property in Queensland? Comparing Stamp Duty on an $800,000 Purchase

How does stamp duty on an $800,000 investment property compare in Queensland, NSW and Victoria? We explain the figures and other buying costs investors should consider.

When investors compare properties in different states, they naturally look at the purchase price and expected rent.

However, there is another number that can make a meaningful difference before the property earns its first dollar: transfer or stamp duty.

No one enjoys paying it, but understanding it is important because duty forms part of the property’s total acquisition cost and therefore its real return.

How Much Stamp Duty Would an Investor Pay on an $800,000 Property?

Using the general investment-property duty rates applying on 23 September 2026, the approximate figures are:

These calculations assume:

• An established residential investment property

• A purchase price and dutiable value of $800,000

• No owner-occupier or first-home concession

• An Australian purchaser who is not subject to a foreign-purchaser surcharge

• A straightforward arm’s-length transaction

On those assumptions, Queensland duty is approximately $1,162 lower than NSW and $14,045 lower than Victoria.

Queensland does not eliminate stamp duty for investors, and the difference from NSW at this price point is relatively modest. However, compared with Victoria, the saving is substantial enough to form part of an investor’s decision.

Why Purchase Costs Matter

A lower acquisition cost leaves an investor with more flexibility.

Depending on their circumstances, that money might remain available for:

• A larger deposit

• Lending and valuation costs

• Building and pest inspections

• Necessary improvements

• Insurance

• A vacancy and maintenance buffer

• Future investment opportunities

Stamp duty is only one piece of the puzzle, but it is a real cost that should be calculated before a contract is signed.

What Other Costs Should an Investor Allow For?

Depending on the property and finance arrangements, an investor may also need to budget for:

• Solicitor or conveyancer fees

• Building and pest inspections

• Loan application and valuation fees

• Lenders mortgage insurance, where applicable

• Adjustments for council rates, water or body-corporate levies

• Landlord and building insurance

• Initial repairs, compliance work or improvements

• A depreciation schedule, where appropriate

There may also be land-tax implications, particularly for investors who already own property or are purchasing through a company or trust. These vary considerably between states and ownership structures, so they should be discussed with an accountant and solicitor.

Why Investors Continue Looking at the Capricorn Coast

Purchase costs are only one reason investors look at Queensland and the Capricorn Coast.

The bigger story is found in the long-term fundamentals:

• A growing local population

• Tight housing supply

• Strong rental demand

• Major regional employment and infrastructure

• Lifestyle-driven migration

• Relative affordability compared with many metropolitan and coastal markets

• Buyers continuing to arrive from outside the region

Our recent local tracking has also shown an interesting relationship between Capricorn Coast purchase prices and rental returns.

Broadly, investors have been able to access property at a lower price point than the national median while, in many cases, achieving competitive weekly rents.  Meaning the Capricorn Coast deserves proper consideration from investors looking beyond the capital cities.

Property investment is generally a long-term decision. Stamp duty should never be the only reason to choose a location, but lower acquisition costs can certainly make Queensland more appealing as part of a much bigger investment picture.

Considering an Investment on the Capricorn Coast?

The @ Real Estate team can provide current sales information, a realistic rental appraisal and genuine local insight to help you research an opportunity.

Our sales and property-management teams are based right here on the Capricorn Coast. We understand our market because we live and work in it every day.

Contact us before you begin comparing properties so you can work with current, property-specific local information.

Disclaimer: This article provides general real estate information only and is current as at 23 September 2026. It does not constitute tax, legal, financial, lending or investment advice. Duty and other costs depend on the purchaser, ownership structure, property and transaction. Before making a decision, obtain independent advice from a qualified accountant, solicitor or conveyancer, licensed financial adviser and finance professional, and confirm duty through the relevant state revenue authority.