Stamp Duty · Calculator

Stamp Duty on $850,000 in Victoria (2025-26)

Stamp duty on a $850,000 property in Victoria is estimated at $46,070. Including transfer and mortgage registration fees, upfront government costs are about $48,293. 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 $46,070.00 VIC transfer duty on $850,000
Effective rate 5.42%
Total upfront $48,293.00
Transfer fee $2,094.00

Cost Breakdown

Purchase price $850,000
Stamp duty (VIC) $46,070.00
PPR (Principal Place of Residence) duty $46,070.00
Transfer registration fee $2,094.00
Mortgage registration fee $129.00
Total upfront government costs $48,293.00
Effective stamp duty rate 5.42%

First Home Buyer Concession

Standard stamp duty $46,070.00
First home buyer duty $46,070.00
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
$800,000 $43,070.00 5.38%
$850,000 $46,070.00 5.42%
$900,000 $49,070.00 5.45%

Compare $850,000 Across States

Buying in this price range

Between $800,000 and $1.3 million, stamp duty becomes a major transaction cost — typically $30,000 to $60,000 depending on the state. First home buyer concessions are largely exhausted at this level (except NSW, which extends to $1 million, and eligible ACT first home buyers, who pay no duty at all under the Home Buyer Concession Scheme). At this price, the choice of state has a significant financial impact for buyers not eligible for a concession: standard duty on a $1 million property is about $34,000 in the ACT (owner-occupier rate) versus about $39,000 in NSW.

State comparison matters more

On a $1 million property, standard stamp duty ranges from approximately $34,000 (ACT, owner-occupier rate) to $39,000 (NSW). If you are choosing between locations near a state border (e.g., Canberra vs Queanbeyan, Gold Coast vs Tweed Heads), the stamp duty difference can be significant.

Budget for total transaction costs

Stamp duty is the largest government cost, but add conveyancing ($1,500-$3,000), building and pest inspection ($500-$800), and loan establishment fees. On a $1 million purchase, total transaction costs including stamp duty can reach $50,000-$70,000.

Foreign buyer surcharges escalate

At $1 million, foreign buyer surcharges in NSW (9%), VIC (8%), and QLD (8%) add $80,000–$90,000 on top of standard duty. This makes the total duty for a foreign buyer over $120,000 in most eastern states.

Typical buyers: Established professionals upgrading, families in inner suburbs, investors purchasing houses, and interstate movers comparing markets.

Frequently asked questions

How much is stamp duty on a $850,000 property in VIC?
Stamp duty on a $850,000 property in Victoria is $46,070. This represents an effective stamp duty rate of 5.42% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $48,293.
What are the total upfront costs on a $850k property in VIC?
For a $850,000 property in Victoria, total upfront government costs are approximately $48,293. This includes stamp duty of $46,070, a transfer registration fee of $2,094, and a mortgage registration fee of $129.
Do first home buyers get a discount on $850k in VIC?
At $850,000, 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 $46,070 applies.
What is the PPR (Principal Place of Residence) stamp duty on $850k in VIC?
The PPR (Principal Place of Residence) stamp duty on a $850,000 property in Victoria is $46,070, 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.

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 $32,437.00 3.82%
VIC $46,070.00 5.42%
QLD $31,275.00 3.68%
SA $40,580.00 4.77%
WA $34,891.00 4.10%
TAS $33,435.00 3.93%
NT $42,075.00 4.95%
ACT $28,100.00 3.31%