Stamp duty calculator Victoria
Land transfer duty on a Victorian purchase, with the principal place of residence rate, the first home buyer exemption, off-the-plan deductions and the foreign purchaser additional duty.
Checked by Radif Partners · Editorial policy · Methodology
VIC land transfer duty
$40,070
General land transfer duty scale · 5.34 % of the price
| Duty at the general scale | $40,070 |
| Duty payable | $40,070 |
| Total to the revenue office | $40,070 |
Contract signed in 2026-27, residential property, one buyer profile for the whole purchase. How this is calculated
Victoria stops charging land transfer duty band by band once the dutiable value passes $960,000: from there the State Revenue Office applies 5.5 % to the entire value, so a $1,000,000 house carries $55,000 whoever buys it, before any foreign surcharge. Below that line the scale is marginal and the buyer's situation matters a great deal. Anyone who will live in the home, first purchase or not, gets the principal place of residence (PPR) rate up to $550,000; the SRO's own example puts $400,000 at $16,370 instead of $19,070. First home buyers pay nothing up to $600,000 and a reduced amount up to $750,000. Off the plan, duty is charged on the price less the construction still to come. Above $2,000,000 the marginal rate climbs to 6.5 %, and a foreign purchaser adds 8 % of the price as foreign purchaser additional duty.
Victoria's scale, and where it stops being marginal
The State Revenue Office (SRO) publishes two current-rate tables: the general one, used by investors and by anyone above the concession limits, and a principal place of residence table that only reaches $550,000. The figures below are the rates the SRO lists as current for contracts signed in 2026-27.
| Dutiable value | General rate |
|---|---|
| $0 to $25,000 | 1.4 % of the value |
| $25,000 to $130,000 | $350 plus 2.4 % of the value above $25,000 |
| $130,000 to $960,000 | $2,870 plus 6.0 % of the value above $130,000 |
| $960,000 to $2,000,000 | 5.5 % of the whole value |
| over $2,000,000 | $110,000 plus 6.5 % of the value above $2,000,000 |
Read the fourth row carefully. Between $960,000 and $2,000,000 there is no base amount and no threshold to subtract: the percentage hits every dollar. The top row adds 6.5 % on each dollar over $2,000,000 to a fixed $110,000.
The owner-occupier table
| Dutiable value | PPR rate |
|---|---|
| $130,000 to $440,000 | $2,870 plus 5.0 % of the value above $130,000 |
| $440,000 to $550,000 | $18,370 plus 6.0 % of the value above $440,000 |
Where the PPR rate of 5.0 % replaces 6.0 %, the saving builds up quickly; it reaches $3,100 at $440,000 and stays at that figure up to the ceiling. It also covers vacant land on which you will build your home, in which case only the land value is counted. The detailed conditions are on the Victorian PPR concession page.
Victorian duty at typical prices
Each figure below comes from the engine behind the calculator, which we tested against the SRO's online duty calculator on 5 October 2026. For a $650,000 first home, for instance, both return $11,356.
| Price | Investor | Owner-occupier | First home buyer | Foreign purchaser |
|---|---|---|---|---|
| $400,000 | $19,070 | $16,370 | $0 | $51,070 |
| $550,000 | $28,070 | $24,970 | $0 | $72,070 |
| $600,000 | $31,070 | $31,070 | $0 | $79,070 |
| $700,000 | $37,070 | $37,070 | $24,713 | $93,070 |
| $750,000 | $40,070 | $40,070 | $40,070 | $100,070 |
| $1,000,000 | $55,000 | $55,000 | $55,000 | $135,000 |
| $2,500,000 | $142,500 | $142,500 | $142,500 | $342,500 |
The owner-occupier column rejoins the investor column at $600,000: past $550,000 there is no general relief for people who live in their home. The first home column jumps from nothing at $600,000 to $40,070 at $750,000, which means each extra $10,000 of price inside that window costs a first home buyer well over $2,000 in duty.
First home buyers in Victoria
The exemption applies to new homes, established homes and land, as long as at least one buyer is an Australian citizen, a New Zealand citizen or a permanent resident. You need to move in within 12 months and stay for 12 continuous months; on land, the timing runs from the occupancy certificate of the home you build. Members of the defence force on active duty who are on the Victorian electoral roll are exempt from the residence requirement. Eligibility, timing and the land rules are on the Victorian first home buyer page.
Off the plan: duty on what exists at signing
Off the plan, a Victorian buyer can lower the dutiable value itself: the SRO deducts the construction cost still to be incurred after the contract date. In its own example, a $1,000,000 contract with $400,000 of building to come is assessed on $600,000. Try your own contract here:
Victorian off-the-plan concession
Duty off the plan
$23,870
| Dutiable value | $480,000 |
| Duty without the concession | $43,070 |
| Saved | $19,200 |
Until 21 April 2027, the temporary concession lets anyone, including investors and companies, deduct the full remaining construction cost on a strata apartment or townhouse with common property, without a value ceiling. Outside it, the deduction is limited to principal place of residence and first home purchases under the thresholds. Worked cases are on the Victorian off-the-plan page.
Pensioners and concession card holders
For contracts from 1 July 2023, an eligible pensioner pays no duty on a home up to $600,000 and a reduced amount up to $750,000. It is a one-off benefit and cannot be stacked with the first home concession. See the Victorian pensioner duty page.
Foreign purchaser additional duty
A foreign purchaser pays an extra 8 % of the price on top of the general scale. On a $2,500,000 house that is $200,000 more, and the off-the-plan deduction does not reduce it because the surcharge is worked out on the price before any concession.
Victoria against the other states
For an owner-occupier who is not a first home buyer, Victoria is the dearest of the eight jurisdictions at most prices above $550,000. At $800,000 the duty here is $43,070, against $30,187 in NSW and $21,850 in Queensland. The eight-state comparison ranks every state for your own figures.