VIC Stamp Duty Calculator
Calculate transfer duty on your Victorian property purchase. Updated with 2026–27 rates.
| Effective Rate | — |
| Total Purchase Cost | — |
How Stamp Duty Works in Victoria
Victorian stamp duty — officially transfer duty — falls on the dutiable value: price or market value, whichever is higher. The scale has not moved since 1 July 2021, and your contract date sets the year, not settlement.
VIC transfer duty rates — general (non-PPR) scale, FY 2026–27
| Dutiable value | Duty payable |
|---|---|
| $0 – $25,000 | 1.4% of dutiable value |
| $25,001 – $130,000 | $350 + 2.4% over $25,000 |
| $130,001 – $960,000 | $2,870 + 6% over $130,000 |
| $960,001 – $2,000,000 | 5.5% of the whole value |
| Over $2,000,000 | $110,000 + 6.5% over $2,000,000 |
How it's calculated
An $800,000 home is in the $130,001–$960,000 band: $2,870 + ($800,000 − $130,000) × 6% = $43,070 — 5.38% of the price, $843,070 all up.
Cost by buyer type
| Dutiable value | General | Owner-occupier | First home buyer | Foreign purchaser |
|---|---|---|---|---|
| $500,000 | $25,070 | $21,970 | $0 | $65,070 |
| $600,000 | $31,070 | n/a | $0 | $79,070 |
| $650,000 | $34,070 | n/a | $11,357 | $86,070 |
| $700,000 | $37,070 | n/a | $24,713 | $93,070 |
| $750,000 | $40,070 | n/a | $40,070 | $100,070 |
| $800,000 | $43,070 | n/a | $43,070 | $107,070 |
| $960,000 | $52,670 | n/a | $52,670 | $129,470 |
| $1,000,000 | $55,000 | n/a | $55,000 | $135,000 |
| $2,500,000 | $142,500 | n/a | $142,500 | $342,500 |
From $960,001 to $2,000,000 the effective rate is pinned at exactly 5.50% — the flat rate hits the whole value, not the excess. Hence the scale's one real cliff: $52,670 at $960,000, $52,800 at $960,001.
Owner-occupier (PPR) concession
| Dutiable value | Duty payable |
|---|---|
| $0 – $25,000 | 1.4% of dutiable value |
| $25,001 – $130,000 | $350 + 2.4% over $25,000 |
| $130,001 – $440,000 | $2,870 + 5% over $130,000 |
| $440,001 – $550,000 | $18,370 + 6% over $440,000 |
| More than $550,000 | Concession does not apply |
Anyone buying a home to live in gets this scale, first home or fifth: a flat $3,100 saving from $440,000 to $550,000, and 1% of the value above $130,000 below that. Our calculator has no PPR input, so in the $130,001–$550,000 range use the table above or SRO's calculator. Queensland's home concession does the same job for a flat $7,175.
First home buyers
Duty is nil to $600,000, then tapers to $750,000: $11,357 at $650,000, $24,713 at $700,000, $36,839 at $740,000. There is no cliff at the top — the taper converges exactly on full duty, so $750,000 costs $40,070 and $750,001 about six cents more. Our first home buyer calculator covers the rest.
Off-the-plan: the temporary concession
For contracts entered into on or after 21 October 2024 and before 21 April 2027, construction costs incurred after the contract date come off the dutiable value — every buyer qualifies, investors, companies and trusts included, with no price cap or residence test. The catch: it must be a dwelling in a strata subdivision with common property — house-and-land outside a strata plan misses out. SRO's example: a $1,000,000 apartment bought before construction, $400,000 of building costs, dutiable at $600,000 — duty falls from $55,000 to $31,070, saving $23,930. Contract date fixes eligibility, not settlement. Our calculator does not model it.
Foreign purchaser additional duty
Foreign purchasers pay an extra 8% of the dutiable value on contracts dated on or after 1 July 2019, assessed before any off-the-plan concession.
Pensioners and cardholders
The cardholder reduction mirrors the first home buyer thresholds — exempt to $600,000, concessional to $750,000. It is one-off per person, needs an approved card at settlement and a market-value home you will live in, and cannot be combined with the first home buyer concession.
Vacant land
The general scale applies to vacant land unchanged, but SRO assesses the land only, not your building contract. So the Vacant Land setting changes what you enter, not the rate: land price, not land plus build.
When you pay
Duty is due within 30 days of settlement, lodged by your conveyancer through Duties Online. It is funded on settlement day, so it cannot be rolled into the mortgage: it comes out of the deposit pool and can push you under 20% into LMI.