Owner-Occupier vs Investor: Victoria Stamp Duty Comparison

Victoria offers lower stamp duty rates for owner-occupiers compared to investors. Use this calculator to see how much you could save by living in your property.

The principal place of residence (PPR) concession provides reduced rates on properties up to $550,000. Above this threshold, owner-occupiers and investors pay the same rates.

Scenario A: Owner-Occupier

Scenario B: Investor

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01 —INPUTS
No Difference
Both scenarios have the same stamp duty.
02 —RESULTS

Scenario A

Owner-Occupier
Lower rates apply up to $550,000 for principal residence

2025-26 stamp duty rates

$
Stamp Duty$34,070.00
%
Deposit Amount$130,000.00
!
Government Fees$35,818.70
Σ
Total Cash Needed$165,818.70
Effective duty rate:5.24%

Scenario B

Investor
Lower rates apply up to $550,000 for principal residence

2025-26 stamp duty rates

$
Stamp Duty$34,070.00
%
Deposit Amount$130,000.00
!
Government Fees$35,818.70
Σ
Total Cash Needed$165,818.70
Effective duty rate:5.24%
03 —BREAKDOWN

This calculator provides estimates only and does not constitute financial advice. Actual amounts may vary. Consult a conveyancer or solicitor for accurate costs.

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How to use this comparison

  1. Review the pre-filled scenarios — we've set up realistic defaults for comparison
  2. Adjust the property price — enter your actual or expected purchase price
  3. Compare the results — see the stamp duty difference highlighted at the top
  4. Share or bookmark — the URL updates as you change inputs

Frequently asked questions

How much do owner-occupiers save on stamp duty in Victoria?
Owner-occupiers can save up to $7,070 compared to investors on properties valued around $550,000. The saving is proportionally smaller for properties below this threshold and zero for properties above it.
What are the requirements for owner-occupier rates in Victoria?
You must intend to live in the property as your principal place of residence within 12 months of settlement and occupy it for a continuous period of at least 12 months.
Do owner-occupier rates apply to all property values?
No, the PPR concession only applies to properties valued up to $550,000. Above this threshold, both owner-occupiers and investors pay the same general stamp duty rates.
What if I buy as owner-occupier but later rent it out?
As long as you meet the initial occupancy requirements (live in it within 12 months for at least 12 continuous months), you can later rent the property without penalty. You only pay the lower rate at purchase.

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Understand the rules

Property sale compliance Review withholding and clearance obligations before settlement. Main residence exemption context Understand CGT interactions for future sale planning.

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Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2026-27

This calculator is an estimate tool and may not cover all personal circumstances. For state-based taxes, confirm details with your state or territory revenue office.