House Buying and Solicitor Costs

Your deposit’s ready. You’ve found the perfect home in Cairns. But have you budgeted for the full cost of buying?

Beyond the property price, buyers in Queensland face solicitor costs, transfer duty, and inspection fees that can add $20,000 or more to your purchase. Here’s what you’ll actually pay and how to prepare.

Total Upfront Buying Costs

• Solicitor/conveyancing fees: $1000–$2,000 (plus $4500–$800 disbursements)
• Transfer duty (stamp duty): Largest cost—use the Queensland Revenue Office calculator to estimate
• Building and pest inspections: $500–$800 for houses in Cairns
• Mortgage setup and registration fees: $200–$500
• Lenders Mortgage Insurance (LMI): Applies if deposit is under 20%

Transfer Duty Is Your Biggest Expense

Transfer duty, still commonly called stamp duty, is the major cost that catches buyers off guard. In Queensland, you’ll pay duty on a sliding scale based on your property’s purchase price or market value — whichever is higher.

For a $600,000 home, you’re looking at around $17,325 in transfer duty. That same property at $800,000? Around $31,325.

However, first home buyers get significant breaks. From 1 May 2025, you’ll pay zero transfer duty on brand new homes regardless of price. For established homes under $700,000, duty is fully waived, with concessions available up to $800,000.

Even if you’re not a first home buyer, you may qualify for the home concession if you’re moving into the property as your main residence, saving up to $7,175 compared to standard rates.

Calculate your transfer duty at the Queensland Revenue Office.

What You’ll Pay a Solicitor in Cairns

When you engage a buyers conveyancer or solicitor in Cairns, professional fees typically range from $1000 to $2000, according to industry data for Queensland.

What’s included:

• Contract review and legal advice
• Title and property searches
• Liaising with your lender and the seller’s solicitor
• Settlement coordination
• Transfer document preparation

On top of professional fees, expect disbursements (out-of-pocket costs) of $450–$800. These cover title searches, council certificates, and land registry fees.

Building and Pest Inspections Should Be Non-Negotiable

Skipping inspections to save $500 can cost you $50,000 in repairs. In Far North Queensland’s tropical climate, termites, moisture damage, and structural issues are common.

Combined building and pest inspections in Cairns run $500–$800for standard houses, with unit inspections starting around $460. Yes, it’s an extra cost. But you’re buying one of the most expensive things you’ll ever own — get it checked properly.

Don’t Forget Mortgage Costs

Your lender will charge setup fees (typically $200–$400) and registration fees for lodging your mortgage with the Queensland Titles Office. Mortgage registration currently costs approx. $240.00 plus additional fees for properties over $180,000.

If your deposit is under 20%, Lenders Mortgage Insurance (LMI) applies. This protects the bank if you default and can add thousands to your costs — though most lenders let you roll this into your loan rather than paying upfront.

Planning Your Purchase Budget

When you’re crunching the numbers for a Cairns property purchase, work backwards from your total budget, not just the property price.

For a $700,000 home:

• Transfer duty: $0–$24,525 (depending on first home buyer status)
• Solicitor costs: ~$1,700–$3.000
• Inspections: ~$540
• Mortgage fees: ~$400
• Total extra costs: $2,640–$27,000

Speak with your conveyancer early — ideally before making an offer. They’ll review the contract, flag any issues, and give you accurate cost estimates so there are no surprises at settlement.

Need expert conveyancing advice for your Cairns property purchase? Our experienced team provides clear, fixed-fee pricing and guides you through every step of the buying process. Contact us today for a no-obligation consultation.