Buying a house in Queensland? Here's what you actually need to know.

Empire Legal helps clients buying a house in QLD navigate every step of the process with confidence – from pre-contract advice to settlement day.

Buying a house is one of the biggest financial decisions you’ll ever make. And in Queensland, the process has its own quirks – Form 2 seller disclosures, transfer duty thresholds, a 5-day cooling-off that doesn’t apply to every contract, flood mapping that isn’t covered by standard contract terms.

We’ve walked thousands of Queenslanders through it. Here’s the plain-English version of what happens, what it costs, and what to watch out for before you put pen to paper.

The Queensland property buying process, step by step

Every state has its own rulebook. Here’s how it goes in QLD:

1. You find the place. Open homes, online listings, auctions, off-market – however you land on it, you’ll end up looking at a property you want.

2. You ask for the contract. In QLD, the seller’s agent prepares a standard REIQ contract. Get a copy before you sign. Don’t feel rushed.

3. You get pre-contract advice (this is where we come in). Before you sign anything, have a property lawyer review the contract. We’ll flag anything dodgy, explain the bits that matter, and tell you whether you’re good to sign. Usually turned around within 24 hours.

4. You sign the contract. Once you’re comfortable, you sign. The seller signs too. Now you’re “under contract.”

5. The 5-day cooling-off period. For most standard residential contracts in QLD, you have 5 business days after a contract is signed to change your mind. You’ll forfeit 0.25% of the purchase price if you pull out during that window. Note: cooling-off doesn’t apply to auction purchases.

6. Building and pest inspection. Usually one of the first conditions in your contract. If the report flags something serious, you can negotiate, walk away, or push for repairs.

7. Finance approval. Your bank will formally approve the loan. This usually needs to happen within 14-21 days of signing, depending on the contract.

8. Searches and due diligence. Your conveyancer (us) runs title searches, rates searches, flood mapping, body corporate searches if it’s a unit. Anything that could bite you down the track gets found now.

9. Settlement. 30 days after signing (whatever your contract says), the money moves and the keys are yours. Champagne poppin’ reality.

The real cost of buying a house in QLD

The sticker price is the start, not the end. Here’s what else shows up:

Transfer duty (stamp duty)

This is the big one. The Queensland government charges transfer duty on property purchases – the rate depends on whether you’re a home buyer, first home buyer, or investor, and what you’re paying.

• First home buyers: If you’re buying a home to live in and it’s under $800,000, you may pay zero transfer duty. Concessions taper off up to around $1M.
• Home buyers (not first home): Concessional rate applies if it’s your principal place of residence.
• Investors: Full rate applies.

The rates change, and the thresholds have moved recently, so always check with your conveyancer for the current calculation on your specific purchase.

Want a ballpark fast? Punch your numbers into our QLD stamp duty calculator – takes about 15 seconds and covers owner-occupier, first home buyer, investor, and foreign buyer scenarios.

Legal and conveyancing fees

That’s us. Empire Legal does fixed-fee residential conveyancing for Queensland property – you know the cost upfront, no surprises at settlement. See our pricing page for current rates.

Building and pest inspection

Usually $400-$700 depending on the property type and whether it includes a pool/retaining walls/shed. Worth every cent. Don’t skip it.

Loan application and bank fees

Establishment fees, lender’s mortgage insurance (LMI) if you’re borrowing more than 80% of the purchase price, valuation fees. Your broker or bank will quote these.

Title registration and search fees

The QLD Titles Office charges to register the transfer and to run the searches we do on your behalf. Roughly $200 in most cases.

Home and contents insurance

You need building insurance from the day you’re on the contract (not settlement). Most buyers also add contents insurance to kick in at settlement.

Moving costs

Trucks, cleaners, connection fees for power/internet. Small in the scheme of things but add up.

What first home buyers in Queensland should know

Queensland is actually a pretty good state to buy your first home in. There’s real money on the table if you qualify:

First Home Owner Grant (FHOG)

A one-off payment from the Queensland government for eligible first home buyers purchasing a new build or substantially renovated home. Amount and thresholds change from year to year – we’ll tell you where it sits when you chat to us.

First Home Transfer Duty Concession

This can be the big saver. If you’re a first home buyer and your purchase qualifies, you may pay zero transfer duty. The threshold currently extends well into the $800k mark for full exemption, with partial concessions beyond that.

Regional First Home Buyer Support

If you’re buying in regional QLD, there may be additional state support depending on the current programs.

What you need to qualify (generally)

• You’ve never owned property before (in any state or country, in most cases)
• You plan to live in the property for at least 6 months as your principal place of residence
• You’re over 18
• You’re an Australian citizen or permanent resident

Eligibility rules have exceptions and edge cases. This is where a quick chat with a solicitor saves you a lot of worry.

The stuff that costs buyers money in QLD

We’ve seen every way a buy can go sideways. Here are the ones that crop up most:

Unapproved renovations

“The previous owner added a deck / enclosed the carport / converted the garage.” If the council never approved it, you inherit the problem – and the cost of either retrospective approval or demolition.

Flood zones

QLD has no automatic rights under the standard contract for flood-affected properties. If you buy a place that later floods, you don’t get to walk away because of it. Flood mapping is essential before signing. We can pull this for you as part of our pre-contract reporting service.

Body corporate issues (for units, townhouses, villas)

Look at the body corporate records, the sinking fund, any special levies, pending litigation, and the community management statement. A $500k unit with a $40k special levy on the horizon is really a $540k unit.

Easements and covenants

Does the council have a right to run a sewer line through the backyard? Is there a covenant restricting what you can build? These show up in the title search – we’ll flag anything that matters.

Rental tenancy still in place

If the property comes with tenants, you’re inheriting the lease. Know the terms, the rent, and when it ends before you commit.

Off-the-plan contracts

Different animal entirely. Sunset clauses, variations, delayed settlement – see our off-the-plan contracts page before you sign one of these.

Your QLD buying timeline, roughly

Standard residential purchase from signed contract to keys – most QLD contracts run on a 30-day settlement:

• Day 0: Contract signed
• Days 1-5: Cooling-off period (for non-auction purchases)
• Days 7-14: Building and pest inspection
• Days 14-21: Finance approval
• Days 21-28: Searches and due diligence (us)
• Day 30: Settlement – keys in hand

We’ve settled quicker when the situation called for it, and longer when buyers or sellers needed extra time. 30 days is the standard.

Frequently asked questions

Do I need a solicitor to buy a house in Queensland?

Legally, no. Practically, yes. The contracts are complex, the due diligence is substantial, and mistakes are expensive. Note: Queensland doesn’t have “licensed conveyancers” like some other states – here it’s solicitors and law firms (like us) or experienced paralegals working under a solicitor’s supervision who handle conveyancing.

How much does conveyancing cost for a buyer in QLD?

Empire Legal charges a fixed fee for residential conveyancing. See our pricing page for current rates. Fixed fee means no surprises at settlement. For a deeper look at how conveyancing pricing works in Queensland and what’s actually included, read our guides on how much conveyancing costs in QLD and what conveyancing fees actually cover.

Can I get contract advice before I sign?

Yes – and you should. Empire Legal offers pre-contract advice for QLD buyers. We’ll review the contract, flag any issues, and tell you whether you’re good to sign. Usually turned around within 24 hours. More on this in our pre-contract advice explainer and our pre-contract checklist.

What’s the cooling-off period in Queensland?

5 business days after a contract is signed, for most standard residential purchases. Auctions don’t have a cooling-off period. You’ll forfeit 0.25% of the purchase price if you use it. The period can also be shortened or waived by agreement (usually via written notice from your solicitor) – read our deep-dive on why the cooling-off period isn’t always what it seems.

Can the same firm represent me as a buyer and the seller?

It can technically be done in QLD with full disclosure and written consent, but Empire Legal has chosen not to act for both sides of the same deal – that way our advice always sits firmly in your corner. If you’re buying one place and selling another, those are two separate matters and we can absolutely handle both. More on the why in our blog on representing both parties to a property transaction.

What happens if my building and pest report finds something?

You can negotiate with the seller (price reduction, repairs before settlement), walk away (if within the inspection period and the issue is material), or proceed as-is. We’ll help you work out which makes sense. For more on getting your building, pest and finance dates right, read our guide on advancing your building, pest and finance dates.

Do I need to be in Queensland to buy a property here?

No. Empire Legal acts for buyers all over Australia and overseas. Everything can be handled remotely – contracts via e-signature, settlement online.

What’s Form 2 seller disclosure?

A QLD-specific document sellers have to give buyers before a contract is signed. Covers zoning, building approvals, rates, pool compliance, and a bunch of other property-specific disclosures. If the seller doesn’t provide it properly, you may have rights – we’ll assess this as part of pre-contract advice. For more on what Form 2 means for buyers, read about your rights when a Form 2 disclosure is incorrect and the common gaps in seller disclosure we look out for.

Ready to buy? Let’s make sure you’re protected.

Whether you’re looking at your first home or your fifteenth, getting a solicitor to review your contract before you sign is the single best-value thing you can do. We’ll turn around pre-contract advice in 24 hours and tell you straight whether you’re good to sign.

If you want us to handle the whole transaction, our residential conveyancing service kicks in the moment you’re under contract. Fixed fee. No surprises. 3,029 Google reviews from Queenslanders who’ve done exactly what you’re about to do.

Get pre-contract advice →

See our conveyancing pricing →   |   Learn about our full residential conveyancing service →

Buying after a separation or as part of a family law settlement? See how we handle property transfers after BFAs and consent orders →

Why Queenslanders choose Empire Legal:

• 3,029 5-star Google reviews
• Fixed-fee pricing
• QLD solicitors (not salespeople)
• Pre-contract advice with 24-hour turnaround
• Call us 9-5 Monday to Friday: 07 3088 7675

We work with buyers right across South East Queensland – from outer suburbs to inner-city Brisbane. If you’re buying in New Farm, Brisbane CBD, Gold Coast, or anywhere else in QLD, we’ve got a local page for you. See all areas we serve →