Victoria Stamp Duty Calculator
Calculate VIC stamp duty (transfer duty) on a home or investment property, with first home buyer concessions and the foreign purchaser surcharge.
Updated 2026-10-03 · Victoria official rates
| Transfer duty | $46,070 |
| Concession / exemption | −$0 |
| Foreign purchaser surcharge | $0 |
| Total | $46,070 |
Your result is ready
Land transfer duty – general (non-principal place of residence) rates, contracts from 1 July 2021
| Value over | Amount |
|---|---|
| $0 | $0 + 1.40% of the excess over $0 |
| $25,000 | $350 + 2.40% of the excess over $25,000 |
| $130,000 | $2,870 + 6.00% of the excess over $130,000 |
| $960,000 | 5.50% of the whole value |
| $2,000,000 | $110,000 + 6.50% of the excess over $2,000,000 |
Key facts
- Victorian general land transfer duty runs from 1.4% on the first $25,000 to $2,870 plus 6% of the value above $130,000 for properties up to $960,000.
- Between $960,000 and $2 million Victoria charges a flat 5.5% of the whole dutiable value, so duty on a $1 million property is $55,000.
- For agreements entered into on or after 1 July 2021, duty on properties above $2 million is $110,000 plus 6.5% of the value over $2 million (the premium rate).
- Home buyers who live in the property as their principal place of residence pay concessional rates on properties valued up to $550,000, saving up to $3,100; a $400,000 home attracts $16,370 instead of $19,070.
- First home buyers pay no duty on homes valued up to $600,000 and reduced duty between $600,001 and $750,000, for new or established homes and vacant land.
- A first home buyer paying $650,000 pays about $11,356 in duty instead of $34,070 at general rates, and at $750,000 the concession runs out entirely.
- Foreign purchasers of Victorian residential property pay 8% foreign purchaser additional duty for agreements from 1 July 2019, calculated on the dutiable value before any concessions and on top of ordinary duty.
- Off-the-plan buyers can deduct post-contract construction costs from the dutiable value; a temporary version open to all purchasers, including investors, applies to strata apartments, units and townhouses for contracts signed from 21 October 2024 to before 21 April 2027.
- Eligible pensioners and concession cardholders buying a home under contracts from 1 July 2023 get the same $600,000 exemption and $750,000 concession thresholds, once only.
- Duty is calculated on the dutiable value, the greater of the price paid and the market value, and must be paid within 30 days of settlement to avoid penalty tax and interest.
Other states
- New South WalesNSW
- QueenslandQLD
- Western AustraliaWA
- South AustraliaSA
- TasmaniaTAS
- Australian Capital TerritoryACT
- Northern TerritoryNT
Stamp duty in Victoria: one property, four answers
Stamp duty in Victoria depends on who is buying as much as on the price: a $500,000 property costs an investor $25,070, an owner-occupier $21,970 and an eligible first home buyer nothing. The State Revenue Office (SRO) calls it land transfer duty, and Victoria runs three separate scales — general, principal place of residence (PPR) and first home buyer — before any foreign purchaser additional duty is added.
The table uses this page’s Victorian stamp duty calculator at three prices. Notice how quickly the reliefs disappear: the PPR rates stop above $550,000, and at $700,000 a first home buyer still pays $24,713 because the concession is sliding out towards its $750,000 limit.
| Dutiable value | General rates (investor) | Owner-occupier (PPR) | First home buyer | Foreign purchaser extra (8%) |
|---|---|---|---|---|
| $500,000 | $25,070 | $21,970 | $0 | $40,000 |
| $700,000 | $37,070 | $37,070 | $24,713 | $56,000 |
| $1,200,000 | $66,000 | $66,000 | $66,000 | $96,000 |
First home buyer duty exemption in Victoria: eligibility checklist
You can claim the Victorian first home buyer duty exemption or concession if you are an individual aged at least 18 (not a company or trust), at least one buyer is an Australian citizen, New Zealand citizen or permanent resident, and you are buying at market value to live in the property as your principal place of residence. The ownership test turns on whether you lived in a home you owned, and it has a historical quirk worth checking.
- You are ineligible if you or your spouse owned (partly or solely) a residential home in Australia before 1 July 2000.
- You are also ineligible if, on or after 1 July 2000, you or your spouse owned and lived in a home in Australia for a continuous period of at least 6 months. Because this test needs both ownership and occupation, a property bought after that date that you never lived in is not caught by it.
- You must not have previously received a First Home Owner Grant or a first home buyer duty exemption or concession.
- At least one buyer must start living in the home within 12 months of settlement and stay for 12 continuous months.
- For vacant land, you must move into the home you build within 12 months of the occupancy certificate or 36 months of settlement.
Off-the-plan stamp duty concession in Victoria, worked through
The Victorian off-the-plan concession reduces the dutiable value by the construction costs incurred after you sign the contract, so the earlier you sign, the smaller the value that is taxed. In the SRO’s own example, Paige signs a contract for an apartment at $620,000 before construction starts, and the vendor says $465,000 of the price will be spent on construction: the dutiable value falls to $155,000.
If Paige were a first home buyer, she would otherwise pay $4,302 (the price is just inside the concession band), but at $155,000 they pay $0. For an investor using the temporary concession for strata apartments, units and townhouses, general-rate duty falls from $32,270 to $4,370. The temporary version has no value cap and is open to companies and trusts; the ongoing version is limited to first home buyers (up to $750,000) and owner-occupiers (up to $550,000).
Only the vendor can work out the construction costs, using either a fixed percentage method or an alternative method, and it gives the dutiable value to your conveyancer before settlement. Ask for the figure before you sign so you can budget for the duty. The ongoing concession also carries the usual owner-occupier conditions: buyers must be over 18, cannot be a company or trustee, and must live in the property for 12 consecutive months starting within 12 months of settlement.
When and how Victorian stamp duty is paid
Victorian stamp duty must be paid before the transfer can be registered, which in practice means at settlement. Your conveyancer or solicitor lodges a Digital Duties Form through Duties Online — one is needed for every transfer, even a fully exempt first home purchase — and the duty is paid through the electronic settlement.
Because the conveyancer completes the form on your answers, check the buyer details, the concession claimed and your citizenship status before it is lodged. If you think you overpaid, for example because a concession was not claimed, the SRO allows 5 years to ask for a reassessment and refunds any overpayment it agrees with.
Foreign purchaser additional duty on a shared purchase
When only some of the buyers are foreign, the 8% additional duty applies to the foreign buyer’s share, not the whole property. In the SRO’s example, three people buy a $600,000 property in equal shares and one is a foreign purchaser: the additional duty is 8% of $200,000, which is $16,000. Ordinary land transfer duty is still payable on the full value.
Transfers that are exempt from land transfer duty, such as a qualifying transfer between spouses or partners, are also exempt from the foreign purchaser additional duty.
Frequently asked questions
Is stamp duty paid at settlement in Victoria?
Yes, in practice. Duty must be paid before the transfer can be registered, so your conveyancer pays it through the electronic settlement.
Can I get the Victorian first home buyer exemption if I own an investment property?
Possibly. You are excluded if you owned a home before 1 July 2000, or owned and lived in one for 6 continuous months on or after that date. A property bought later that you never lived in does not meet either test, but you must not have received a First Home Owner Grant or first home duty relief before.
Do I pay stamp duty when transferring a house to my spouse in Victoria?
The SRO has an exemption for transfers between spouses and partners, subject to conditions. A Digital Duties Form is still required even when no duty is payable.
Can investors use the Victorian off-the-plan concession?
Only under the temporary version, which covers lots in a strata subdivision (apartments, units and townhouses) and is also open to companies and trusts. The ongoing version is limited to first home buyers and owner-occupiers.
Sources
Figures are taken from official government publications and were last reviewed on 2026-10-03.
- SRO Victoria: Land transfer duty – non-principal place of residence (current rates), contracts from 1 July 2021
- SRO Victoria: Land transfer duty – principal place of residence (current rates), contracts from 6 May 2008
- SRO Victoria: Principal place of residence duty concession (updated 24 June 2026)
- SRO Victoria: Premium duty rate for agreements or arrangements entered into on or after 1 July 2021
- SRO Victoria: First home buyer duty exemption or concession – eligibility
- SRO Victoria: First Home Owner Grant ($10,000, new homes up to $750,000)
- SRO Victoria: Understanding the off-the-plan duty concession (worked example)
- SRO Victoria: Calculating foreign purchaser additional duty (shared purchase example)
- SRO Victoria: Foreign purchaser additional duty (current rates)
- SRO Victoria: Pensioner and concession cardholder duty reduction (contracts from 1 July 2023)
- SRO Victoria: Understanding land transfer (stamp) duty (payment, Duties Online, penalties)
- SRO Victoria: Land transfer (stamp) duty calculator
- Duties Act 2000 (Vic), authorised version 141 (24 June 2026): s 28 (general rates and rounding), s 28A (8% foreign purchaser additional duty), s 57J (PPR rates), s 57JA (first home buyer exemption or concession)