What Are the Typical Expenses Involved in Buying a House in Queensland?

Introduction & Disclosure Law Changes

Buying a home in Queensland is more than just paying the listed price. From 1 August 2025, Queensland’s new seller disclosure regime, introduced under the Property Law Act 2023, adds an important legal layer. Sellers must now provide a completed Form 2 Seller Disclosure Statement and certain mandatory certificates before any contract is signed. This gives buyers more upfront transparency, but it also makes understanding your full costs even more crucial.

1. Upfront Costs

Deposit

Buyers typically need to pay a deposit of 5% to 10% of the purchase price when signing the contract. This amount is held in trust by the agent or seller’s solicitor until settlement.

Stamp Duty

Stamp duty still applies and can range significantly based on the property value and whether it is an investment or a principal place of residence. First home buyers purchasing a primary place of residence under $800,000.00 will still be eligible to the relevant stamp duty concession.

Conveyancing and Legal Fees

The professional fees for conveyancing typically range between $850.00 and $2,500.00, depending on the complexity of the transaction and the firm engaged. 

In addition to professional fees, purchasers are also responsible for searches and outlays (known as disbursements). With the introduction of the new Seller Disclosure Regime under the Property Law Act 2023 (Qld) (effective from 1 August 2025), we anticipate that the cost of disbursements for purchasers will reduce - as the seller is providing more searches and disclosure upfront.

Building and Pest Inspection

Though not mandatory, independent building and pest inspections are strongly recommended. These typically cost between $500 and $800 and help uncover issues not disclosed by the seller.

2. Search and Disclosure-Related Costs

Title and Property Searches

Buyers should factor in costs for council, land tax, title and flood searches. These can amount to several hundred dollars and are a critical part of due diligence.

Seller Disclosure Documents (Form 2)

Under the new disclosure laws, the seller is legally required to provide Form 2 and all supporting certificates. Though it shouldn’t be necessary, if an unknown provider, vendor or agent has prepared the Form 2, we anticipate that the buyer’s solicitor will want to verify these for inaccuracies if the Form 2 is not prepared by a Seller Disclosure expert like SearchX.

Where SearchX Helps: SearchX streamlines the collection and delivery of these disclosure documents. It ensures reports are compliant, fast and accurate. This saves time, reduces legal risks and facilitates the smooth progression of deals.

3. Finance and Loan Costs

Loan Application and Valuation Fees

Banks typically charge for processing loan applications - though the costs are built into your loan costs. A property valuation may also be required and the costs are included in your loan.

Lenders Mortgage Insurance (LMI)

If your deposit is less than 20%, most lenders will require lender's mortgage insurance (LMI). This protects the lender, not the buyer and can run into the thousands depending on the loan amount and deposit size. Some grants can reduce your lender's mortgage insurance burden.

4. Ongoing and Post-Settlement Costs

Council Rates and Utility Connections

Buyers must pay a pro-rata share of council rates and cover fees for water at settlement. Post-setttlement, th Buyers will have to connect and pay for electricity, internet, and other utility connections.

Home Insurance

Most lenders require proof of building insurance before releasing funds for settlement. It is important to obtain a quote before a buyer goes unconditional so that they know what costs are going to be incurred post-settlement.

Moving and Set-Up Costs

Do not forget the practical costs: removalists, cleaning services, furniture purchases, minor renovations and any initial repairs.

5. Avoiding Unexpected Costs with Queensland’s Seller Disclosure Regime

Even with the new disclosure regime, buyers should not assume everything will be flagged in the seller’s documents. Always:

• Conduct your own searches and inspections;

• Review all seller documents carefully; and

• Seek legal and professional advice.

SearchX Tip: Use SearchX to cross-check seller disclosures, identify any red flags early, and access fast, verified property reports. It is a smart step for buyers who want to avoid delays and surprises.

Understanding the Seller Disclosure Regime in Queensland

From 1 August 2025, all property transactions in Queensland will fall under the mandatory Seller Disclosure Regime, introduced by the Property Law Act 2023 (QLD). This requires sellers to provide buyers with a fully completed Form 2 Seller Disclosure Statement, along with all supporting documents, before any contract is signed.

What Must Be Disclosed in Form 2

• Title and property ownership details

• Encumbrances or easements

• Environmental issues and flood zoning

• Council infrastructure notices

• Planning and zoning certificates

Impact on Buyers

While sellers now shoulder more of the upfront disclosure responsibility, buyers must still verify all documents carefully—especially if the Form 2 is prepared by an unfamiliar provider or agent.

Why This Matters Financially

Accurate disclosures reduce the risk of hidden costs surfacing post-settlement. Using a reliable service like SearchX ensures early identification of legal or planning red flags, helping buyers avoid expensive surprises.

Form 2 and Legal Verification: What Buyers Should Know

Although sellers are legally obligated to provide Form 2 under the Property Law Act 2023 (QLD), buyers and their solicitors are still responsible for verifying the accuracy and completeness of the document.

Risks of Incomplete or Incorrect Disclosure

• Delays in settlement

• Legal disputes or contract termination

• Unexpected liabilities such as unpaid rates or planning notices

SearchX Advantage for Buyers

Using a legally backed platform like SearchX allows buyers to:

• Instantly cross-check seller disclosures

• Access verified, up-to-date title and zoning reports

• Reduce legal and financial risks during due diligence

Conclusion

Buying a property in Queensland is a multi-step process with multiple costs beyond the sale price. From legal fees and inspections to loan charges and moving expenses, planning can save money and stress.

The new disclosure rules empower buyers with knowledge but also increase the need for careful verification. With tools like SearchX and support from experienced professionals, buyers can buy with confidence, trusting that a SearchX Seller Disclosure report is accurate and avoid costly surprises.

Learn more about common seller disclosure myths that buyers should be aware of.