Stamp Duty · Calculator

Stamp Duty on $800,000 in Victoria (2025-26)

Stamp duty on a $800,000 property in Victoria is estimated at $43,070. Including transfer and mortgage registration fees, upfront government costs are about $45,176. 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 $43,070.00 VIC transfer duty on $800,000

Effective rate 5.38%

Total upfront $45,176.00

Transfer fee $1,977.00

Cost Breakdown

Purchase price	$800,000
Stamp duty (VIC)	$43,070.00
PPR (Principal Place of Residence) duty	$43,070.00
Transfer registration fee	$1,977.00
Mortgage registration fee	$129.00
Total upfront government costs	$45,176.00
Effective stamp duty rate	5.38%

First Home Buyer Concession

Standard stamp duty	$43,070.00
First home buyer duty	$43,070.00
FHB saving	$0.00

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
$750,000	$40,070.00	5.34%
$800,000	$43,070.00	5.38%
$850,000	$46,070.00	5.42%

Compare $800,000 Across States

Buying in this price range

The $500,000 to $800,000 range covers established houses in middle suburbs and larger apartments. Many first home buyer concessions phase out in this band — NSW FHB concessions taper between $800,000 and $1,000,000, VIC between $600,000 and $750,000. This is where stamp duty starts to feel substantial: at $700,000 in NSW, duty is approximately $27,000, equivalent to several years of savings for many buyers.

FHB concessions phase out — check your threshold

Several states apply sliding scale concessions in this range. In VIC, the FHB concession phases from full exemption at $600,000 to zero at $750,000. In NSW, concessions apply up to $1,000,000. A property priced $10,000 above a threshold can cost thousands more in duty — negotiate the purchase price with this in mind.

Stamp duty vs higher deposit trade-off

At $700,000, stamp duty in most states is $15,000-$30,000. This is money that cannot go toward your deposit, potentially pushing you into Lenders Mortgage Insurance (LMI) territory. Some lenders allow stamp duty to be capitalised into the loan, but this increases your total interest cost.

Owner-occupier vs investor rates differ

In VIC (PPR concession) and QLD (Home Concession), owner-occupiers pay significantly less duty than investors. On a $700,000 property in QLD, the home concession saves about $7,175. Make sure your conveyancer applies the correct rate.

Typical buyers: Upgraders, young families, first home buyers near capital cities, and established professionals purchasing their second property.

Frequently asked questions

How much is stamp duty on a $800,000 property in VIC?

Stamp duty on a $800,000 property in Victoria is $43,070. This represents an effective stamp duty rate of 5.38% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $45,176.

What are the total upfront costs on a $800k property in VIC?

For a $800,000 property in Victoria, total upfront government costs are approximately $45,176. This includes stamp duty of $43,070, a transfer registration fee of $1,977, and a mortgage registration fee of $129.

Do first home buyers get a discount on $800k in VIC?

At $800,000, first home buyer concessions in Victoria do not reduce the stamp duty amount. The concession thresholds are below this price point. Standard stamp duty of $43,070 applies.

What is the PPR (Principal Place of Residence) stamp duty on $800k in VIC?

The PPR (Principal Place of Residence) stamp duty on a $800,000 property in Victoria is $43,070, the same as the general rate at this price point.

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.

State	Stamp Duty	Effective Rate
NSW	$30,187.00	3.77%
VIC	$43,070.00	5.38%
QLD	$29,025.00	3.63%
SA	$37,830.00	4.73%
WA	$32,316.00	4.04%
TAS	$31,185.00	3.90%
NT	$39,600.00	4.95%
ACT	$25,150.00	3.14%