Buying a home in Victoria? Don’t forget about stamp duty!
Our house loan stamp duty calculator helps you work out exactly how much you’ll need to pay when purchasing property. Simply enter your property price and location to get instant results.
This tool is especially helpful for understanding first-home buyer stamp duty limits and potential savings in your state.
Stamp duty can cost thousands of dollars, so it’s important to include it in your budget from the start.
Whether you’re eligible for exemptions or concessions, our calculator shows you the real costs. Plan your property purchase properly and avoid surprises at settlement time.
VIC Stamp Duty Calculator 2026
Calculate land transfer duty in Victoria for owner-occupiers, investors, first home buyers, and foreign purchasers. Includes PPR rates and off-the-plan concessions.
Expanded Off-the-Plan Concessions — Until October 2026: Victoria is offering significantly expanded OTP duty concessions until October 2026 — value reductions of 45% (single lot), 60% (low-rise), and 75% (high-rise). Select "New / Off-the-Plan" below and tick the relevant option to see this calculated.
Calculate Your VIC Land Transfer Duty
Property Price
$
Buyer Type
Property Type
OTP Building Type
Foreign Buyer?
Property Purchase Price
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Rate Schedule Applied
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Dutiable Value After OTP Reduction
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Standard Land Transfer Duty
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FHB Concession / Exemption
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Foreign Buyer Surcharge (8%)
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Land Transfer Duty Payable
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Total Upfront Cost (Price + Duty)
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Victoria has two rate schedules. Owner-occupiers using the property as their Principal Place of Residence (PPR) get lower rates — but only on properties up to $550,000. Above this threshold, general rates apply to the full amount.
Value Range
Base Duty
Marginal Rate
$0 – $25,000
$0
$1.40 per $100
$25,001 – $130,000
$350
$2.40 per $100
$130,001 – $960,000
$2,870
$6.00 per $100
$960,001 – $2,000,000
5.5% flat on the entire dutiable value (not marginal)
$2,000,001+
$110,000
$6.50 per $100 on excess
Note: the $960K–$2M bracket is a flat rate on the entire value — not a marginal rate. This can cause a duty jump at $960,001.
Value Range
Base Duty
Marginal Rate
$0 – $25,000
$0
$1.40 per $100
$25,001 – $130,000
$350
$2.40 per $100
$130,001 – $440,000
$2,870
$5.00 per $100
$440,001 – $550,000
$18,370
$6.00 per $100
PPR rates only apply to properties ≤$550,000. If the property value exceeds $550,000, general rates apply to the entire dutiable value — not just the excess.
Victorian first home buyers receive a full duty exemption on properties up to $600,000. Between $600,000 and $750,000, a sliding scale concession applies — calculated on general rates, not PPR rates. A $10,000 FHOG is available for new homes up to $750,000.
Full Exemption
Up to $600k
Established & new homes
Concession Ceiling
$750,000
Sliding scale $600k–$750k
Vacant Land — Exempt
Up to $600k
Ceiling also $750,000
First Home Owner Grant
$10,000
New homes up to $750k
Residency Required
12 months
Move in within 12 months
Concession Basis
General rates
Not PPR rates for FHB calc
To qualify for the VIC FHB exemption you must:
Be an Australian citizen or permanent resident
Have never previously owned property in Australia
Intend to live in the property as your principal place of residence
Move in within 12 months of settlement
Occupy the property continuously for at least 12 months
Off-the-Plan (OTP) Concessions — Until October 2026
Victoria is offering expanded off-the-plan concessions until October 2026. These concessions work by reducing the dutiable value of the property before duty is calculated — meaning you pay duty on a lower amount.
Single Lot
45%
Value reduction
Low-Rise
60%
Value reduction
High-Rise
75%
Value reduction
For example, a $900,000 high-rise OTP purchase would have duty calculated on $225,000 (25% of $900,000), rather than the full $900,000. This can save tens of thousands in duty. Select "New / Off-the-Plan" in the calculator and choose your building type to see the impact.
These expanded concessions apply to contracts entered into before October 2026. Eligibility conditions apply — verify with the State Revenue Office Victoria.
Foreign Buyer Surcharge — Victoria
Surcharge Rate
8%
On full dutiable value
Applies To
Residential property
All foreign purchasers
Spouse Exemption
Available
If co-buyer is AU citizen/PR
Foreign buyers in Victoria pay an 8% surcharge on the dutiable value of residential property in addition to standard land transfer duty. A spouse exemption is available where one co-purchaser is an Australian citizen or permanent resident — in this case the surcharge applies only to the foreign buyer's share. Verify with the SRO Victoria.
Special Rules — Victoria
1
PPR rates only apply up to $550,000. Above this threshold, the full general rate schedule applies to the entire dutiable value — not just the excess. This means a small price increase above $550,000 can result in a significant duty jump.
2
The $960,001–$2,000,000 bracket is a flat 5.5% on the entire value — not a marginal rate. A property purchased for $960,001 attracts $52,800 in duty, while one at $960,000 attracts only $52,070. Care should be taken around this threshold.
3
Expanded off-the-plan concessions are available until October 2026 with value reductions of 45% (single lot), 60% (low-rise), and 75% (high-rise) applied before duty is calculated.
4
FHB sliding concession uses general rates, not PPR rates — even for owner-occupiers who would otherwise qualify for PPR rates. This is an important distinction when calculating concession amounts between $600,000 and $750,000.
5
Land transfer duty is paid at settlement — before the title can transfer. Your conveyancer will manage payment to the State Revenue Office Victoria on your behalf.
Land Transfer Duty at Popular Prices — VIC
Click any price to load it into the calculator. Figures shown use general rates (investor / no PPR concession applied).
$400,000
$19,070
4.77% effective
$500,000
$21,970 / $25,070
PPR / General rate
$600,000
$31,070
5.18% effective
$750,000
$40,070
5.34% effective
$900,000
$49,070
5.45% effective
$1,000,000
$55,000
5.50% flat rate
$1,250,000
$68,750
5.50% flat rate
$1,500,000
$82,500
5.50% flat rate
How VIC Compares to Other States — $750,000 Property
Victoria has some of the highest transfer duty in Australia at most price points. First home buyers under $600,000 and OTP buyers benefit from significant concessions.
Frequently Asked Questions — VIC Stamp Duty
Victorian land transfer duty uses general rates from $1.40 to $6.50 per $100, with a flat 5.5% rate on the entire value for properties between $960,001 and $2,000,000. On a $750,000 property, duty is approximately $40,070. Owner-occupiers get lower PPR rates, but only on properties valued up to $550,000.
Principal Place of Residence (PPR) rates are lower duty rates available to owner-occupiers in Victoria. They only apply to properties valued at $550,000 or less. If the price exceeds $550,000, general rates apply to the entire dutiable value — not just the excess above $550,000.
First home buyers in Victoria receive a full exemption on properties up to $600,000. Between $600,000 and $750,000, a sliding concession reduces the duty. Note that the concession is calculated on general rates — not PPR rates — even for owner-occupier first home buyers. Above $750,000, no FHB concession is available.
Victoria offers expanded OTP duty concessions until October 2026. Pre-construction value reductions of 45% (single lot), 60% (low-rise), and 75% (high-rise) are applied to the contract price before duty is calculated. This can significantly reduce the amount payable — for example, a 75% reduction on a $900,000 high-rise apartment means duty is calculated on just $225,000.
Foreign purchasers in Victoria pay an 8% surcharge on the dutiable value of residential property, in addition to standard land transfer duty. A spouse exemption applies where one co-purchaser is an Australian citizen or permanent resident — the surcharge then applies only to the foreign buyer's proportional share.
Land transfer duty in Victoria is paid at settlement, before the property title can transfer. Your conveyancer or solicitor manages payment to the State Revenue Office Victoria (SRO) on your behalf. For off-the-plan purchases, duty may be deferred until construction is complete.
In Victoria, properties between $960,001 and $2,000,000 are taxed at a flat 5.5% on the entire dutiable value — not a marginal rate. This means a property at $960,001 attracts approximately $52,800 in duty, while one at $960,000 attracts only $52,070. Buyers near this threshold should factor this into their budget carefully.
⚠️ Important: This calculator provides estimates only based on publicly available 2025–26 VIC land transfer duty rates and does not constitute financial, legal, or taxation advice. Rates, thresholds, and concession eligibility may change. Always verify your obligations with a licensed conveyancer, solicitor, or the State Revenue Office Victoria before exchanging contracts. Awesome Lending Solutions | Credit Representative 407514 | awesomelendingsolutions.com.au | 02 7904 9560
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