Answers to the most common questions about buying your first home, stamp duty, house and land packages, investment property, and off-market access in Queensland.
Step 1: Know your budget
Talk to a mortgage broker before looking at any property. They’ll assess your income, savings, and expenses to give you a realistic borrowing number.
Step 2: Check your grants
In Queensland, you may qualify for the $30,000 First Home Owner Grant (new homes under $750,000, contracts before 30 June 2026) plus zero stamp duty on new homes from 1 May 2025 — up to $47,000 in combined savings.
Step 3: Choose new or established
New homes offer more government support and no stamp duty. Established homes are move-in ready but attract fewer grants.
Step 4: Find the right property
Through Landmark Property Group QLD, you get early access to new home packages in South East Queensland before they go public.
Step 5: Sign, settle, move in
A conveyancer handles the legal side. Your broker manages the loan. The grant is paid at settlement.
Start with your borrowing capacity — everything flows from there.
30 June 2026. After that, it reverts to $15,000.
The contract date is what matters, not your settlement date. Sign before 30 June 2026, and you’re locked in for the full $30,000, even if the home settles later.
You must:
• Never have owned a home you lived in (anywhere in Australia, on or after 1 July 2000)
• Be 18+ and an Australian citizen or permanent resident
• Be buying a brand new home valued under $750,000
• Move in within 12 months and stay for at least 6 months
• Have not received this grant before in any state
Income is not a factor; the grant is not means-tested.
Through your mortgage lender at settlement, this is the standard approach. Your lender submits the application to the Queensland Revenue Office (QRO) on your behalf. The $30,000 is applied at settlement, reducing your loan.
If you’re an owner-builder, apply directly to the QRO within 12 months of completion. Direct applications are paid within approximately 3 months of approval.
You’ll need: proof of identity, a signed contract, confirmation that the property is under $750,000, and evidence that you meet eligibility criteria.
Your conveyancer guides you through the paperwork. Landmark can connect you with a broker who handles grant applications regularly.
Not directly. The grant is paid at settlement, so you still need genuine savings upfront to get loan approval. What it does is reduce your loan balance at settlement, so you borrow $30,000 less.
Most lenders want at least 5–10% genuine savings before approving your loan, regardless of the grant.
Financially, new wins right now. Eligible first home buyers get zero stamp duty on new homes (no price cap) plus the $30,000 grant, up to $47,000 in savings combined.
The trade-off is time. New builds take 12–18 months. If you need to move in quickly, established makes more sense. If you can wait and want to maximize your savings, new is the stronger option in 2026.
Grants, eligibility, and what to do first. Everything first-time buyers in Queensland ask before they start.
For new homes: No. From 1 May 2025, eligible first home buyers pay zero stamp duty, with no price cap.
For established homes: Zero up to $700,000. Partial concession between $700,001–$800,000. Full stamp duty above $800,000.
The new home exemption and the $30,000 grant can both apply to the same purchase.
Stamp duty (officially called Transfer Duty) is a Queensland state tax paid when buying property. The amount depends on the property’s purchase price and whether you’re a first-home buyer, owner-occupier, or investor.
Approximate standard rates:
First home buyers:
Investors pay full standard rates with no concessions. Your conveyancer calculates and lodges the payment at settlement.
No, if you’re an eligible first home buyer.
From 1 May 2025, zero stamp duty applies on new builds with no price cap. A $1,000,000 new home and a $500,000 Both attract $0 stamp duty for eligible first buyers.
Standard buyers and investors pay normal transfer duty rates.
First home buyers: No, zero from 1 May 2025, no price cap.
Everyone else: Yes. Stamp duty applies to the land contract only (not the build contract), at standard rates.
A house and land package involves two contracts: land and construction. Only the land attracts duty. For eligible first home buyers, the land is fully exempt from 1 May 2025. Investors pay full transfer duty on the land value.
New home exemption (zero duty, no price cap):
Established home concession:
Home concession (all owner-occupiers):
Investors get no concession. You can only claim the first home buyer concession is once in a lifetime.
What you pay, who is exempt, and how the 2025 reforms changed things for first home buyers.
A house and land package is a block of land and a newly built home sold together, usually through a developer and builder working in the same estate.
You pick your lot, choose a home design, sign two contracts (land + build), and the home is constructed while you hold the land. Common in South East QLD growth areas like Park Ridge, Greenbank, and Ipswich.
For first home buyers: zero stamp duty + $30,000 grant eligibility makes these one of the most financially attractive options available right now.
They can be, in the right location and at the right stage of development.
Advantages: brand new, depreciation tax benefits, fixed price contract, strong rental appeal in growth corridors.
Watch out for: distance from amenities (affects rental demand), lower land-to-asset ratio than established properties, and construction delays adding holding costs.
Location is everything. A well-located package in Logan, Ipswich, or northern Brisbane has performed well. A package in a half-built estate with no infrastructure nearby is a different story.
The advertised price is the base price. Every upgrade to stone benchtops, extra power points, and different tiles adds cost. Get the full inclusions list before signing.
You sign two separate contracts. Have both been reviewed by a solicitor or conveyancer before signing either?
Build timelines are estimates. Allow more time than quoted. Plan where you’ll live during construction.
Progress payments follow the build stages. You pay interest on each drawdown as it’s released from the budget for this during construction.
The estate matters as much as the house. Research the developer’s track record and what infrastructure is confirmed, not just promised, nearby.
The builder’s sales consultant works for the builder. A mortgage broker, conveyancer, and Landmark all work on your side.
Eligible first home buyers may qualify for the First Home Guarantee Scheme, which allows you to buy with a 5% deposit and no Lenders Mortgage Insurance (LMI). The current price caps are $1,000,000 in South East Queensland and $700,000 in regional QLD.
Without the scheme:
Example on a $650,000 house and land package:
The $30,000 First Home Owner Grant reduces your loan amount at settlement, but it does not replace your upfront deposit. Most lenders still require genuine savings when you apply. Also budget for legal fees, inspections, and loan setup costs.
How they work, what to watch out for, and how much deposit you actually need.
A property you buy to make money, not to live in. It earns through rental income (weekly rent from tenants) and capital growth (the property increasing in value over time).
Expenses like loan interest, management fees, and maintenance are generally tax-deductible. If costs exceed rent (negative gearing), the loss can be offset against your other income. Confirm the tax specifics with your accountant.
Probably yes if you have a stable income, a 20% deposit or usable equity, a long time horizon (7–10+ years), and you’ve confirmed your cash flow with a broker.
Probably not yet if: your existing mortgage is already stretching your budget, or you haven’t confirmed your borrowing capacity.
Queensland right now has low vacancy rates, strong rental demand, and population growth conditions that generally favour investors. But the specific property and location matter more than the broad market.
That depends on your income, existing debts, and deposit. A mortgage broker can tell you in about 30 minutes.
Roughly: on a $100,000 gross income with no other major debts, most lenders would allow borrowing of around $450,000–$550,000 for an investment. Existing home loans and debts reduce that figure.
Lenders count 70–80% of expected rental income toward your capacity. The deposit requirement is typically 20%. Landmark Property Group QLD can connect you with a licensed broker for a free assessment.
Most investment property loans require a 20% deposit to avoid Lenders Mortgage Insurance (LMI).
Example on a $700,000 investment property:
If you already own a home, you may be able to use existing equity instead of cash savings.
Usable equity formula:
(Property value × 80%) − existing loan balance
Example:
This equity can potentially fund the full deposit for an investment property without needing new cash savings.
Also budget for additional costs including stamp duty, legal fees, inspection costs, and property management setup fees.
Not with zero savings from a mainstream bank. But if you own a home with equity, you may not need new cash at all.
Usable equity formula:
(Current property value × 80%) − existing loan balance.
Example: Home worth $800,000, loan $500,000.
Usable equity = $640,000 – $500,000 = $140,000.
That’s enough for a full deposit on many QLD investments.
A guarantor (usually a parent with property equity) is another option. True 100% investment loans without equity or a guarantor aren’t a standard bank product in 2026.
Logan corridor (Park Ridge, Greenbank, Logan Reserve): Affordable entry, tight rental market, infrastructure investment. Landmark has active developer relationships here.
Ipswich corridor
Queensland’s fastest-growing LGA. Strong population growth,
new estates, affordable land, and good proximity to Brisbane.
Northern Brisbane (Moreton Bay, North Lakes)
Consistent rental demand, good employment access, and population growth north of Brisbane.
What to look for anywhere:
Avoid: estates with no nearby amenities or employment that look cheap on paper but struggle for tenants.
Landmark can share what’s coming in these corridors before public release.
Whether to buy, how much you need, where to look, and what Queensland’s market looks like in 2026.
Yes, but only through a Self-Managed Super Fund (SMSF), and only as an investment. You cannot access super early to use as a house deposit.
An SMSF lets you control your super and invest it in property, subject to strict rules:
– Property must be purely for investment, you and family cannot live in it or rent it
– Cannot be bought from a related party
– Must exist solely to provide retirement benefits
– SMSF loans require 20–30% deposit and cost more
in interest than standard investment loans
– Annual running costs: $2,000–$7,000+
Most advisers recommend at least $200,000–$300,000 in super before this strategy is financially viable.
This is a complex area. Speak with a licensed financial adviser and SMSF specialist before proceeding. Landmark can connect you with the right professionals.
For the right person, yes. For many, the costs outweigh the benefits, especially with a low super balance.
Advantages:
– Rental income taxed at 15% (not your marginal rate)
– CGT reduced to 10% if held 12+ months
– In retirement phase: 0% tax on income and capital gains
Real costs:
– SMSF setup: $6,000–$15,000
– Annual running costs: $2,000–$7,000+
– Higher loan interest rates (0.5–1% above standard)
– Higher deposit requirements (20–30%)
– Illiquid asset — can’t sell quickly if the fund needs cash
Worth considering if:
Your super balance is $300,000+, and retirement is 10+ years away. Not recommended if you’re close to retirement or want flexibility.
This is general information only, not financial advice. Speak with a licensed financial adviser and SMSF specialist before making any decisions.
Using your superannuation for property — what’s possible, what’s not, and when it actually makes sense.
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White Rock Qld 4306
Sam@landmarkhomesqld.com.au
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