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Understanding the VIC Stamp Duty Calculator
Buying property in Victoria? Understanding stamp duty is essential to budgeting accurately for your purchase. Stamp duty, officially known as land transfer duty, is one of the highest upfront costs you’ll face when buying a home or investment property, and the amount you pay depends on your property’s value, its intended use, and whether you qualify for any concessions.
Our VIC stamp duty calculator helps you estimate your costs in seconds, so you can plan your purchase with confidence. Whether you need to calculate stamp duty VIC for a first home or an investment, our stamp duty VIC calculator gives you accurate figures based on the latest 2025-26 rates.
Get a Clear View of Your Up-Front Property Costs
When purchasing property in Victoria, the total cost goes beyond the sale price. Stamp duty and other state fees can add thousands to your upfront expenses. Stamp duty is a government tax based on the property’s value, with higher rates applying to more expensive homes.
Use our home stamp duty calculator VIC tool above to calculate VIC stamp duty instantly for your specific situation.
Current Victorian Stamp Duty Rates (2025-26)
When you calculate stamp duty in VIC, the amount is determined using a progressive rate structure, meaning higher-value properties attract higher marginal rates. The rate you pay also depends on whether the property will be your principal place of residence (PPR) or an investment.
Our stamp duty VIC calculator applies these rates automatically based on your inputs.
General Rates (Investment Properties and Non-PPR)
These rates apply to investment properties, second homes, holiday houses, and any purchase where the buyer does not intend to live in the property as their main residence.
For example, if you purchase an investment property in Melbourne for $850,000, your stamp duty would be calculated as: $2,870 + 6% × ($850,000 – $130,000) = $47,070.
Principal Place of Residence (PPR) Concession Rates
If you’re purchasing a home to live in as your principal place of residence, you may qualify for reduced stamp duty rates on properties valued up to $550,000. To be eligible, you must occupy the property as your main residence for a continuous period of 12 months within 12 months after settlement.
The key difference is the 5% rate (instead of 6%) for the $130,001 to $440,000 bracket, which can save owner-occupiers several thousand dollars on properties within this range.
Thresholds are adjusted annually. Based on current guidance.
Sources: Rate data from the Victorian Revenue Office.
Example Estimate
If you’re buying a home for around $650,000 in Melbourne as an owner-occupier, your stamp duty might be in the region of $11,000+, depending on concessions. For a first-home buyer under the eligible value threshold, your duty may be significantly lower.
Using the VIC Stamp Duty Calculator
To use our calculator, simply enter:
- The value of the property you’re buying.
- Whether you’re eligible as a first home buyer or you’re a foreign purchaser.
- Whether the property is owner-occupied, investment, or vacant land.
Use our Victoria stamp duty calculator now, then get in touch with an Inovayt broker to work through your results and next steps.
First Home Buyer Stamp Duty Exemption & Concession
Victoria offers generous stamp duty relief for eligible first home buyers, significantly reducing the upfront costs of getting into the property market. When you calculate VIC stamp duty as a first home buyer, you could pay zero duty or receive a substantial concession depending on your property’s value.
Full Exemption (Properties Under $600,000)
First home buyers purchasing a property valued at $600,000 or less pay no stamp duty. This represents a saving of up to $31,070 compared to what you would pay under general rates.
Concession (Properties $600,001 – $750,000)
For properties valued between $600,001 and $750,000, first home buyers receive a sliding scale concession. The closer your property is to the $600,000 threshold, the greater your savings. Properties valued above $750,000 do not qualify for any first-home buyer duty relief.
Eligibility Requirements
To qualify for the first home buyer exemption or concession, you must meet all of the following criteria:
- You must be an individual (not a company or trust) purchasing in your own name
- You must be at least 18 years old
- You must be an Australian citizen or permanent resident
- You must never have owned or co-owned residential property in Australia that was used as your principal place of residence
- At least one buyer must occupy the property as their principal place of residence for a continuous period of 12 months, starting within 12 months of settlement
- The property must be valued at $750,000 or less
Worked Example: First Home Buyer Savings
Property A: $595,000 apartment in Richmond
A first-home buyer purchasing this property pays $0 in stamp duty under the full exemption. Without the exemption, they would pay approximately $30,620 under general rates, representing a saving of over $30,000.
Property B: $700,000 townhouse in Footscray
This property falls within the concession range. Using the sliding scale formula, the first home buyer would pay approximately $11,380 in stamp duty, compared to $36,920 under general rates, saving roughly $25,540.
First Home Owner Grant
In addition to stamp duty relief, eligible first home buyers may also qualify for the First Home Owner Grant (FHOG), which provides a $10,000 grant for purchasing or building a new home valued up to $750,000. The FHOG and stamp duty concessions can be combined, significantly reducing the total upfront costs of buying your first home.
If you’re a first-home buyer looking to maximise your benefits and find the right loan for your circumstances, our team can help you understand your options and structure your purchase effectively.
Off-the-Plan Stamp Duty Concession (Extended to October 2026)
Victoria’s off-the-plan stamp duty concession is one of the most significant opportunities for property buyers to reduce their upfront costs, with buyers saving an average of approximately $25,000.
When you use our stamp duty VIC calculator for an off-the-plan purchase, you’ll see exactly how much this concession can save you. Following the State Taxation Acts Amendment Act 2025, this temporary concession has been extended until 20 October 2026.
What Is the Off-the-Plan Concession?
When you buy off the plan, you’re purchasing a property before construction is complete, sometimes before it has even started. The off-the-plan concession allows you to deduct construction costs incurred after you sign the contract from the property’s dutiable value, thereby significantly reducing the stamp duty you owe.
Temporary Concession for Strata Apartments and Townhouses
The expanded temporary concession, available for contracts signed between 21 October 2024 and 20 October 2026, offers exceptional benefits:
- Available to all buyers: Investors, owner-occupiers, first home buyers, companies, trusts, and even foreign purchasers can claim this concession
- No property value cap: Unlike other concessions, there is no threshold, meaning it applies to properties of any value
- Applies to strata subdivisions: The property must be an apartment, unit, or townhouse within a strata subdivision that has common property (such as shared driveways, hallways, or gardens)
- 100% construction cost deduction: All construction costs incurred after the contract date can be deducted from the dutiable value
How It Works
The concession reduces your dutiable value by subtracting construction costs that occur after you sign the contract. The earlier you sign in the construction process, the greater your potential savings.
Worked Example: Off-the-Plan Savings
Scenario: Sarah purchases a $700,000 apartment off the plan in Docklands before construction begins. The developer confirms that $300,000 of the contract price represents construction costs.
Calculation:
- Purchase price: $700,000
- Construction costs to deduct: $300,000
- Dutiable value after concession: $400,000
Stamp duty comparison:
- Without concession (on $700,000): Approximately $37,070
- With concession (on $400,000): Approximately $16,370
- Total saving: $20,700
If Sarah had signed when construction was 50% complete, she would have deducted only $150,000, resulting in a dutiable value of $550,000 or less and still meaningful savings.
What’s Not Eligible?
House and land packages or freestanding homes that are not part of a strata subdivision with common property do not qualify for this temporary expanded concession. However, first home buyers and owner-occupiers purchasing these property types can still access the existing off-the-plan concession (subject to value thresholds).
Considering an off-the-plan purchase? Our brokers can help you understand the concessions available for your specific situation and find financing that works with your timeline.
Pensioner Stamp Duty Exemption & Concession
Pensioners and concession cardholders in Victoria can access significant stamp duty relief when purchasing a new home. Our VIC stamp duty calculator automatically applies pensioner concessions when you select this option, showing you exactly how much you could save when downsizing or relocating.
Full Exemption (Properties $600,000 or Less)
Eligible pensioners purchasing a property valued at $600,000 or less pay no stamp duty, potentially saving tens of thousands of dollars.
Concession ($600,001 – $750,000)
For properties valued between $600,001 and $750,000, eligible pensioners receive a sliding-scale concession that reduces the duty payable. Properties valued at over $750,000 do not qualify for pensioner duty relief.
Eligible Concession Cards
To qualify, you must hold one of the following Commonwealth concession cards:
- Pensioner Concession Card
- Commonwealth Seniors Health Card
- Department of Veterans’ Affairs (DVA) Gold Card
Important Conditions
The pensioner duty exemption or concession is a one-off benefit; you can only claim it once in your lifetime. The property must become your principal place of residence, and you cannot combine this concession with the first home buyer concession; you must choose one or the other if you happen to be eligible for both.
If you’re a pensioner exploring your property options, speak with our team about how to structure your purchase to maximise available concessions and find a loan that suits your retirement income.
Foreign Purchaser Additional Duty (FPAD)
Foreign purchasers of residential property in Victoria pay an additional 8% surcharge on top of standard stamp duty rates. This Foreign Purchaser Additional Duty (FPAD) can substantially increase the total upfront cost of buying property.
Who Is Considered a Foreign Purchaser?
Under Victorian law, a foreign purchaser includes:
- Non-Australian citizens (unless holding a permanent residence visa)
- Companies with more than 50% foreign ownership or control
- Trusts with foreign beneficiaries or trustees
Who Is NOT a Foreign Purchaser?
You are not considered a foreign purchaser if you are:
- An Australian citizen
- An Australian permanent resident (holding a permanent visa)
- A New Zealand citizen holding a Special Category Visa (subclass 444)
FIRB Approval
Foreign purchasers may also need approval from the Foreign Investment Review Board (FIRB) before purchasing residential property in Australia, depending on the property type and value. FIRB fees apply separately from stamp duty.
Other Government Fees (Transfer & Registration)
Stamp duty is the largest government cost when buying property, but it’s not the only one. When budgeting for your purchase, factor in these additional fees:
Land Transfer Registration Fee
The fee for registering the transfer of property ownership in Victoria is calculated using a formula based on the property’s value. For electronic transactions (standard through PEXA), the maximum fee is approximately $3,611 for high-value properties. Most properties in the typical Melbourne price range incur fees of $1,500 to $3,000.
Mortgage Registration Fee
If you’re borrowing to purchase your property, you’ll also pay a mortgage registration fee. For 2025-26, this is approximately $125.70 for electronic lodgement or $135.80 for paper lodgement.
Other Settlement Costs to Budget For
Beyond government fees, typical settlement costs include conveyancing or solicitor fees (usually $800 to $2,000), building and pest inspections ($400 to $600), title searches and certificate fees, and loan application or establishment fees charged by your lender. If your deposit is less than 20%, you may also need to factor in Lenders Mortgage Insurance (LMI).
Our team can help you understand all the costs involved in your purchase and factor them into your borrowing capacity.
When Is Stamp Duty Payable in Victoria?
Understanding when stamp duty is due helps you plan your finances and avoid unnecessary penalties.
Payment Timeline
Stamp duty is due within 30 days of settlement. For electronic settlements through PEXA (which is standard for most property transactions in Victoria), the duty is transferred to the State Revenue Office automatically at settlement, along with other adjustments and payments.
For paper settlements, payment must be made via EFT, BPAY, or cheque within the 30-day period.
Late Payment Penalties
Missing the payment deadline triggers significant penalties:
- Interest: Currently 11.78% per annum (2025-26 rate)
- Penalty tax: Ranges from 25% to 75% of the unpaid duty, depending on the circumstances and whether the delay is considered intentional
How Payment Is Handled
In practice, your conveyancer or solicitor handles the stamp duty payment as part of the settlement process. They will calculate the duty, ensure any applicable concessions are claimed, and arrange for payment through the State Revenue Office’s online system.
If you’re refinancing an existing property, stamp duty generally doesn’t apply to the refinance itself; it only applies to property transfers where ownership changes.
Calculate Your Stamp Duty Today
Ready to understand your stamp duty costs? Use our VIC stamp duty calculator above to get an instant estimate based on your property’s value and your circumstances. Whether you need to calculate stamp duty VIC for a first home, investment property, or off-the-plan apartment, our home stamp duty calculator VIC gives you accurate figures in seconds.
If you’re planning a property purchase and want expert guidance on structuring your finance to account for stamp duty and other costs, our team of mortgage brokers is here to help. We can analyse your situation, identify any concessions you may be eligible for, and find a loan that works for your goals.
Contact us today for a free consultation or use our calculator to start planning your next property move.
Information current as at January 2026. Rates and thresholds are subject to change. Always verify current rates with the State Revenue Office Victoria before making financial decisions.
VIC Stamp Duty Calculator – FAQs
No – while our VIC stamp duty calculator uses the latest rate brackets, the final duty payable may differ based on your individual eligibility, property use, timing of contract, and defined dutiable value. Always confirm with your conveyancer or financial broker
Eligible first-home buyers may pay zero duty on properties up to approximately $600,000 and attract reduced duty on values up to around $750,000. Additional off-the-plan and pensioner concessions may also apply.
In Victoria, duty is usually due within 30 days of the transfer of ownership. If paid late, interest and penalty charges may apply.
If you’re buying property as an investor or as a foreign purchaser, higher duty rates or surcharges apply. Always select the correct scenario in the VIC stamp duty calculator and review with your broker or legal advisor.
Your stamp duty is calculated based on various factors. This includes whether or not you’re a first home buyer, the location of your property, how much your property is valued at, etc. You can also calculate how much stamp duty you can expect to pay on vacant blocks of land where you’re planning to build.
This depends on which state you live in, and how much the property is that you’re purchasing. Different states have different regulations surrounding first home buyers and stamp duty. For example, in Victoria, the government abolishes stamp duty for both new and existing properties under $600,000. For properties over this amount, stamp duty is calculated on a sliding scale.
Stamp duty is one of many hidden costs associated with buying a house. Most home buyers – especially first home buyers – only consider the loan repayments and deposit when saving for a home. In reality, there are quite a few other costs involved. These costs include stamp duty, conveyancing fees, Lender’s Mortgage Insurance LMI), building and pest inspections and more.
To learn more, speak to an expert from Inovayt read our blog on the hidden costs of buying a property.
In certain circumstances, you may be entitled to a refund or reassessment of stamp duty. Common situations include contract rescission (where the sale is cancelled by mutual agreement), overpayment due to an error, or a change in circumstances that affects your eligibility for a concession. You typically need to apply to the State Revenue Office within specific timeframes, and refunds are generally not available once settlement has occurred.
House and land packages are treated differently depending on how the contract is structured. If you sign a single contract for the completed house and land, stamp duty is calculated on the total price. However, if you enter separate contracts for the land purchase and the building construction, stamp duty is generally only payable on the land component at the time of land transfer. The construction costs are usually not subject to stamp duty provided certain conditions are met. This can result in significant savings, so it’s worth discussing the contract structure with your conveyancer before signing.
For investment properties, stamp duty is not immediately tax deductible as an expense. However, it forms part of the cost base of your property, which reduces your capital gains tax liability when you eventually sell. In effect, while you can’t claim it as an annual deduction, it does provide a tax benefit by reducing the capital gain on which you’re taxed. For properties used in a business, different rules may apply, so consult your accountant for advice specific to your situation.
Stamp duty and land tax are both Victorian state taxes related to property, but they apply at different times and work differently. Stamp duty is a one-off transaction tax paid when you purchase a property. Land tax is an annual tax on the unimproved value of land you own as at 31 December each year, payable if your total landholdings exceed the tax-free threshold. Your principal place of residence is generally exempt from land tax, so most owner-occupiers only pay land tax on investment properties or vacant land. If you own multiple investment properties, land tax can become a significant ongoing cost to factor into your returns.
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