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Victoria · Land transfer duty

VIC stamp duty calculator

This stamp duty calculator for Victoria applies the SRO's land transfer duty schedules — general rates, the principal place of residence concession to $550,000, the first home buyer exemption and taper, and foreign purchaser additional duty.

FY 2026-27 rates · verified

Rates verified against the official sources — how we check.

Usually the purchase price. Duty applies to the higher of price or market value.

I'm buying as…
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Leave at zero unless you are buying off the plan. Your vendor works this figure out and gives it to your conveyancer about six months before settlement — it is not something you or we can estimate. It comes off the dutiable value before any rate or threshold is applied.

Your tally

Duty at owner-occupier (PPR) rates$34,070
Land transfer duty payable$34,070
Transfer registration (Land Use Victoria)$1,625.30
Mortgage registration$129.20
All-in government bill$35,824.50

Standard schedule applied.

Estimate for standard transactions; concession eligibility conditions apply. Registry fees are Land Use Victoria's FY 2026-27 lodgement fees for the transfer and one mortgage — buying without a loan, subtract the mortgage fee. PEXA/conveyancing charges are separate. Confirm with SRO Victoria before relying on it.

Zero to $600,000 — then the taper bites fast.

Victorian first home buyers pay no duty up to $600,000, but the concession unwinds linearly to $750,000: at $650,000 you already owe $11,357, at $700,000 it’s $24,713, and from $750,000 the full schedule applies. Near these lines, a small price difference genuinely moves the duty by thousands.

How Victoria calculates land transfer duty

Land transfer duty is charged on the dutiable value — the price you paid or the market value, whichever is higher — as at the contract date. Unlike NSW, Victoria’s rates aren’t indexed; instead the complexity lives in which schedule you qualify for. Buy a home to live in and the concessional PPR table applies up to $550,000; buy as an investor (or over $550,000) and the general table applies; qualify as a first home buyer and duty disappears entirely to $600,000 before tapering away by $750,000.

Two further reductions sit outside that pattern and are worth knowing about, because they work on different parts of the sum. The off-the-plan concession subtracts the construction still to come from the dutiable value before any rate is applied — and until 21 April 2027 a temporary version of it is open to every buyer of a strata apartment or townhouse, at any price, with no requirement to live there. The pensioner and concession cardholder reduction works at the other end: it wipes the duty entirely to $600,000 and phases it back in by $750,000, once in a lifetime.

The general table has a famous quirk: from just above $960,000 to $2 million, duty is a flat 5.5% of the entire value, not a marginal rate — so every extra $10,000 of price adds $550 of duty. In practice duty is paid at settlement through Victoria’s electronic conveyancing system; foreign purchasers add 8% of the full value on top.

VIC general rates

VIC general rates — Victoria land transfer duty scale
Dutiable valueDuty
Up to $25,0001.4% of the full value
$25,000 – $130,000$350 + 2.4% of the amount over $25,000
$130,000 – $960,000$2,870 + 6% of the amount over $130,000
$960,000 – $2,000,0005.5% of the full value
Over $2,000,000$110,000 + 6.5% of the amount over $2,000,000

Investors, and homes over $550,000.

VIC owner-occupier (PPR) rates

VIC owner-occupier (PPR) rates — Victoria land transfer duty scale
Dutiable valueDuty
Up to $25,0001.4% of the full value
$25,000 – $130,000$350 + 2.4% of the amount over $25,000
$130,000 – $440,000$2,870 + 5% of the amount over $130,000
$440,000 – $550,000$18,370 + 6% of the amount over $440,000

Homes up to $550,000 you live in; general rates above.

Exemptions and concessions

The calculator above models the VIC land transfer duty concessions that turn on who is buying and what they are buying — the ones you can pick in the form:

  • An owner-occupier — Concessional PPR rates on homes to $550,000; general rates above.
  • An investor / other buyer — General rates — including the 5.5%-of-full-value band over $960,000.
  • A first home buyer — No duty to $600,000, tapering out at $750,000. New or established homes.
  • A pensioner or concession cardholder — Same thresholds as the first home concession — but once in a lifetime, and you must choose between them.

Those come from Victoria’s published schedule, and the engine behind them is pinned by tests to the revenue office’s own worked examples.

Other exemptions exist that this calculator does not model, because they turn on facts a calculator cannot see: a transfer between spouses or de facto partners, property passing through a deceased estate, a transfer ordered on the breakdown of a relationship, a family farm, or a concession card. Whether any of those is available in Victoria, and on what conditions, is a question for SRO Victoria. We do not guess at eligibility rules we have not verified, so the figure above assumes none of them applies to you.

Quick answers by price

Quick answers by price
Property priceOwner-occupierInvestorFirst home buyer
$500,000$21,970$25,070$0
$600,000$31,070$31,070$0
$650,000$34,070$34,070$11,357
$700,000$37,070$37,070$24,713
$750,000$40,070$40,070$40,070
$960,000$52,670$52,670$52,670
$1,200,000$66,000$66,000$66,000
$2,000,000$110,000$110,000$110,000

Every figure comes from the same tested engine as the calculator — the official schedule, not an approximation. Buying with less than a 20% deposit? Add lenders mortgage insurance to your upfront costs.

Worked examples

  • Owner-occupier, $500,000 home. PPR rates: $18,370 + 6% × $60,000 = $21,970 — $3,100 less than the general schedule.
  • First home buyer, $700,000 house. Duty × ($700k − $600k) ÷ $150k: $24,713.33 instead of $37,070. At $600,000 it would be zero.
  • Foreign investor, $1,200,000 property. 5.5% flat = $66,000, plus 8% FPAD ($96,000) = $162,000 all up.

Frequently asked questions

Is the Victorian off-the-plan stamp duty concession still available in 2026?
Yes, and this is the detail most pages get wrong. The temporary concession introduced on 21 October 2024 was widely written up as a 12-month measure, so a great deal of what you will read says it finished in October 2025. It has been extended and now runs to 21 April 2027. While it lasts, any purchaser can use it — investors, companies and trusts included — there is no price cap and the home does not have to be one you live in. The catch is the property type: it only covers a lot in a strata subdivision with common property, so apartments, units and townhouses qualify and a house-and-land package outside a strata plan does not.
How does the off-the-plan concession actually reduce the duty?
It does not touch the duty. It lowers the value the duty is worked out on, by subtracting the construction still to be done after you sign. That distinction is the whole story, because every threshold is then measured against the smaller figure. The SRO's own example: an apartment bought for $950,000 with $510,000 of construction left is assessed as a $440,000 purchase — which drops it under the $600,000 first-home line, so the buyer pays nothing at all on a $950,000 contract. The one number you cannot work out yourself is the construction cost: your vendor calculates it by one of two prescribed methods and passes it to your conveyancer roughly six months before settlement.
How much stamp duty does a pensioner pay in Victoria?
Nothing at all up to a dutiable value of $600,000. Between $600,001 and $750,000 you pay a slice of the ordinary bill, set by the formula in section 60 of the Duties Act: the duty otherwise payable, multiplied by the amount above $600,000 divided by $150,000. On a $700,000 home that is $37,070 × ⅔, or $24,713. From $750,001 the reduction disappears completely — not tapered, gone — so a few thousand dollars of price around that line is worth far more than it looks. You must hold an approved card at settlement, buy at market value, and move in within 12 months for a year.
Can I claim both the first home buyer and the pensioner concession?
No — section 60A makes you elect one. What almost nobody mentions is that the election does not change what you pay. The two provisions are word-for-word identical: same $600,000 exemption, same $750,000 cut-off, same formula. What differs is what you spend. The cardholder reduction is once in a lifetime, and in a joint purchase it is used up by anyone who receives it even if they were not a cardholder then; the first home benefit is spent the first time you buy. So take the one you are less likely to want later, and know that either way the First Home Owner Grant is still separately available if you qualify.
How much is stamp duty in VIC?
On a $700,000 purchase: $37,070 at general rates, and $24,713 for an eligible first home buyer — zero if the price is $600,000 or less. Owner-occupiers get concessional rates up to $550,000 ($24,970 at the top of that band). The calculator above shows your exact figure.
Do first home buyers pay stamp duty in Victoria?
No duty on homes (new or established) with a dutiable value up to $600,000, and a concession that tapers to nothing at $750,000 — calculated as the applicable duty × (value − $600,000) ÷ $150,000. You must be an owner-occupier and live in for 12 months.
What is the principal place of residence concession?
A cheaper duty table for homes you’ll live in, valued up to $550,000 — at $400,000 it saves $2,700 versus general rates. Above $550,000 the concession simply doesn’t apply and general rates take over.
Why does duty jump at $960,000?
Between $960,001 and $2 million, Victorian duty is a flat 5.5% of the entire value rather than a marginal rate — so duty steps up at the boundary ($52,670 at $960,000 → $52,800 just above) and then climbs at 5.5 cents per extra dollar of price.
Does Victoria have a foreign buyer surcharge?
Yes — foreign purchaser additional duty of 8% of the dutiable value on residential property, on top of land transfer duty, for contracts since 1 July 2019. Absentee owners also pay a 4% surcharge on Victorian land tax every year they hold.
When is stamp duty paid in Victoria?
At settlement, in practice — Victorian conveyancing is electronic and duty is collected as part of the settlement workflow, with a 30-day statutory window after the transfer. Registration can’t complete until it’s paid.

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Sources

Rates last verified 2026-08-27 for FY 2026-27. General information only — not financial, legal or tax advice.