Stamp Duty · Calculator

Stamp Duty on $500,000 in Victoria (2025-26)

Stamp duty on a $500,000 property in Victoria is estimated at $25,070. Including transfer and mortgage registration fees, upfront government costs are about $26,474. This page breaks down each amount and shows concession scenarios.

Stamp duty in Victoria

Victoria calculates transfer duty on a progressive scale and offers a Principal Place of Residence (PPR) concession that reduces duty for owner-occupiers. The PPR concession can save thousands compared to the general (investor) rate. Victoria also has a First Home Owner Grant of $10,000 for new homes up to $750,000, plus stamp duty exemptions for first home buyers on properties up to $600,000.

Policy note: Victoria offers off-the-plan concessions that allow buyers to pay stamp duty on the land value only (not the finished value) if purchasing before construction is complete. This can significantly reduce duty on apartments and townhouses. The concession was modified in 2024 — check current eligibility.
Foreign buyer surcharge: Foreign buyers in Victoria pay an 8% surcharge plus an additional 2% absentee owner surcharge on land tax annually. Combined, these add substantially to the cost of property ownership.
Stamp duty $25,070.00 VIC transfer duty on $500,000
Effective rate 5.01%
Total upfront $26,474.00
Transfer fee $1,275.00

Cost Breakdown

Purchase price $500,000
Stamp duty (VIC) $25,070.00
PPR (Principal Place of Residence) duty $21,970.00
Transfer registration fee $1,275.00
Mortgage registration fee $129.00
Total upfront government costs $26,474.00
Effective stamp duty rate 5.01%

First Home Buyer Concession

Standard stamp duty $25,070.00
First home buyer duty $0.00
FHB saving $25,070.00

Use our VIC First Home Buyer Calculator to check eligibility and get a detailed breakdown.

Compare Nearby Prices in VIC

Price Stamp Duty Effective Rate
$450,000 $22,070.00 4.90%
$500,000 $25,070.00 5.01%
$550,000 $28,070.00 5.10%

Compare $500,000 Across States

Buying in this price range

Properties under $500,000 are typically entry-level — units, apartments, or houses in regional areas and outer suburbs. At this price point, first home buyer concessions and grants have the most impact, potentially eliminating stamp duty entirely in several states. The upfront government costs at this level are a smaller proportion of the purchase price, but still represent a significant cash outlay alongside your deposit.

First Home Buyer relief is strongest here

Most states offer full stamp duty exemption or significant concessions at this price point. NSW exempts purchases under $800,000, VIC under $600,000, QLD under $700,000 (established homes; new homes and vacant land to build have no price cap), and SA (new homes, off-the-plan homes and vacant land to build, with no price cap since June 2024). Always check the specific threshold for your state — small differences in price can mean thousands in savings.

Factor stamp duty into your deposit

Even with concessions, you need cash for transfer and mortgage registration fees, conveyancing, and building inspections. Budget 2-3% of the purchase price for total upfront costs beyond the deposit. On a $400,000 property, that is $8,000-$12,000.

Typical buyers: First home buyers, downsizers, regional buyers, and apartment purchasers in capital cities.

Frequently asked questions

How much is stamp duty on a $500,000 property in VIC?
Stamp duty on a $500,000 property in Victoria is $25,070. This represents an effective stamp duty rate of 5.01% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $26,474.
What are the total upfront costs on a $500k property in VIC?
For a $500,000 property in Victoria, total upfront government costs are approximately $26,474. This includes stamp duty of $25,070, a transfer registration fee of $1,275, and a mortgage registration fee of $129.
Can first home buyers get a stamp duty concession on $500k in VIC?
Yes. First home buyers purchasing a $500,000 property in Victoria may pay no stamp duty (full exemption), saving $25,070 compared to the standard rate. Eligibility conditions apply — use our VIC First Home Buyer calculator for details.
What is the PPR (Principal Place of Residence) stamp duty on $500k in VIC?
The PPR (Principal Place of Residence) stamp duty on a $500,000 property in Victoria is $21,970, saving $3,100 compared to the general/investor rate of $25,070.
How is stamp duty calculated in VIC?
Victoria uses a progressive bracket system for stamp duty. The rate increases as the property value rises, similar to income tax brackets. Only the portion of the price within each bracket is taxed at that bracket's rate. Use our interactive VIC Stamp Duty Calculator for a detailed breakdown.

Need a detailed calculation?

Our interactive VIC Stamp Duty Calculator lets you enter any property value and see a full breakdown of duty, fees, and concessions.

First home buyer? Check your eligibility with the VIC First Home Buyer Calculator.

Related calculators

VIC Stamp Duty Calculator Estimate land transfer duty in Victoria VIC First Home Buyer FHB duty exemption up to $600k NSW Stamp Duty Calculator Estimate transfer duty, fees and deposits in NSW NSW First Home Buyer FHB stamp duty exemption up to $800k QLD Stamp Duty Calculator Estimate transfer duty in Queensland QLD First Home Buyer FHB exemption - new homes any price
State Stamp Duty Effective Rate
NSW $16,687.00 3.34%
VIC $25,070.00 5.01%
QLD $15,925.00 3.19%
SA $21,330.00 4.27%
WA $17,765.00 3.55%
TAS $18,248.00 3.65%
NT $23,929.00 4.79%
ACT $11,400.00 2.28%