Question 1

How much is stamp duty on a $2M property in Queensland?

Accepted Answer

For an owner-occupier buying an existing $2M home in Queensland, stamp duty is $88,350 based on 2025-26 rates. That's an effective rate of 4.42%, meaning you pay 4.42% of the property value in duty. Investors pay $95,525 (4.78% effective rate).

Question 2

Do first home buyers get a stamp duty concession on a $2M property in QLD?

Accepted Answer

At $2M, first home buyers in Queensland do not receive a stamp duty concession — the property value exceeds the FHB threshold. The full $88,350 applies. However, you may still be eligible for the $30,000 First Home Owner Grant on eligible new homes.

Question 3

How much extra do foreign buyers pay on a $2M property in QLD?

Accepted Answer

Foreign buyers pay an additional 8% surcharge in Queensland. On a $2M property, that's $160,000 on top of the standard $88,350 duty, bringing the total to $248,350. The effective rate for foreign buyers is 12.42% — roughly 2.8x the standard rate.

Question 4

Is QLD stamp duty on $2M higher or lower than other states?

Accepted Answer

For a $2M owner-occupied property, QLD charges $88,350. The cheapest state at this price point is TAS at $85,185 — $3,165 less than QLD. Use our comparison tool to see a full side-by-side breakdown across all 8 states and territories.

Question 5

How is stamp duty calculated on a $2M property in QLD?

Accepted Answer

Queensland uses a progressive bracket system with 4 brackets. Your $2M property value is split across the brackets, and each portion is taxed at an increasing rate. The total $88,350 is the sum of duty from all brackets. This is similar to how income tax works — you don't pay the top rate on the entire amount, only on the portion within each bracket.

Question 6

How can I reduce stamp duty on a $2M property in QLD?

Accepted Answer

At $2M in Queensland, you may be able to reduce your $88,350 stamp duty bill by: negotiate a lower purchase price (duty is based on the sale price). Some of these strategies can save tens of thousands of dollars — check your eligibility using the calculator above.

Question 7

When do I pay the $88,350 stamp duty in QLD?

Accepted Answer

In Queensland, stamp duty on your $2M property is due within 30 days of settlement. Your conveyancer or solicitor will typically include it in the settlement statement and handle the payment to the state revenue office on your behalf. Make sure to budget for this cost on top of your deposit.

Price	Standard Duty	FHB Duty	Effective Rate
$1,800,000	$76,850	$76,850	4.27%
$1,900,000	$82,600	$82,600	4.35%
$2,100,000	$94,100	$94,100	4.48%
$2,200,000	$99,850	$99,850	4.54%
$2,500,000	$117,100	$117,100	4.68%

State	Duty on $2M	Effective Rate
TAS	$85,185	4.26%
QLD (this state)	$88,350	4.42%
ACT	$90,800	4.54%
NSW	$92,012	4.60%
WA	$94,116	4.71%
NT	$99,000	4.95%
SA	$103,830	5.19%
VIC	$110,000	5.50%

Stamp Duty on $2,000,000 in QLD

Stamp Duty Scenarios at $2M in QLD

Owner-Occupier

Investor

First Home Buyer

Foreign Buyer

Stamp Duty at Nearby Prices in QLD

$2M Property — All States Compared

What Changes the Result?

Property Type

Buyer Intent

First Home Buyer Status

Foreign Buyer Status

Stamp Duty FAQs — $2M in QLD

Related QLD Pages