VIC Stamp Duty 2026 — Land Transfer Duty Calculator & Rates

Calculate Victorian land transfer duty (stamp duty) on property purchases settling in 2025-26 or 2026. The calculator supports both the Principal Place of Residence (PPR) schedule and the general/investor schedule; the tables below show every bracket and the duty payable at common prices.

Property price

Enter the contract price or market value, whichever is higher.

Property type

Lower rates apply for properties up to $550,000 if you move in within 12 months.

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Enter a property price to estimate VIC stamp duty and upfront cash needed.

VIC general (investor) duty rates 2025-26 & 2026

Applies to purchases that are not a Principal Place of Residence, including investors and buyers above $550,000. The $960,001–$2,000,000 bracket uses a flat 5.5% on the entire price (not marginal).

Dutiable value	Marginal rate	Formula
0.00 – 25,000.00	1.40%	1.40% of price
25,001.00 – 130,000.00	2.40%	350.00 + 2.40% over 25,000.00
130,001.00 – 960,000.00	6%	2,870.00 + 6% over 130,000.00
960,001.00 – 2,000,000.00	5.50%	5.50% flat on total dutiable value
Over 2,000,000.00	6.50%	110,000.00 + 6.50% over 2,000,000.00

VIC PPR concession rates

Applies where the buyer will use the property as their Principal Place of Residence and the dutiable value is no more than $550,000.00. Above that threshold, the general schedule applies.

Dutiable value	Marginal rate	Formula
0.00 – 25,000.00	1.40%	1.40% of price
25,001.00 – 130,000.00	2.40%	350.00 + 2.40% over 25,000.00
130,001.00 – 440,000.00	5%	2,870.00 + 5% over 130,000.00
440,001.00 – 550,000.00	6%	18,370.00 + 6% over 440,000.00

VIC stamp duty at common prices

Quick reference for the prices buyers search most — computed live from the 2025-26 SRO Victoria rate schedule and unchanged for 2026.

Property price	General buyer duty	PPR buyer duty	First home buyer duty	Foreign buyer surcharge (8%)
500,000.00	25,070.00	21,970.00	$0 (exempt)	40,000.00
800,000.00	43,070.00	— (general)	43,070.00	64,000.00
1,000,000.00	55,000.00	— (general)	55,000.00	80,000.00
1,500,000.00	82,500.00	— (general)	82,500.00	120,000.00
2,000,000.00	110,000.00	— (general)	110,000.00	160,000.00
2,500,000.00	142,500.00	— (general)	142,500.00	200,000.00

First home buyer scheme: full exemption up to $600,000, sliding-scale concession to $750,000, no concession above $750,000. Foreign buyer surcharge: 8% Foreign Purchaser Additional Duty (FPAD) — Foreign Purchaser Additional Duty (FPAD) — 8% on residential property.

How the 2026 result compares

First home buyer under $600,000: pay $0 duty.
PPR buyer at $500,000: pay 21,970.00 (vs 25,070.00 general — the PPR concession saves 3,100.00).
General buyer at $1,000,000: pay 55,000.00 (flat 5.5%).
$2.5m purchase: pay 142,500.00 (you enter the 6.5% bracket over $2,000,000).
Foreign buyer at $1,000,000: pay 55,000.00 + 80,000.00 = 135,000.00.

Frequently asked questions

How much is VIC stamp duty on a $1 million property in 2026?

For a general (investor) buyer purchasing a $1,000,000 property in Victoria, land transfer duty is 55,000.00 — calculated at a flat 5.5% rate that applies from $960,001 to $2,000,000. A foreign purchaser pays an additional 80,000.00 Foreign Purchaser Additional Duty (FPAD, 8%), bringing the total to 135,000.00.

Have VIC stamp duty rates changed for 2026?

The core State Revenue Office Victoria rate schedule has not changed for 2025-26 and continues into 2026. The top bracket remains 6.5% over $2,000,000 (payable as $110,000 plus 6.5% of the excess). The 8% Foreign Purchaser Additional Duty that applies on top remains in force, with an exemption pathway introduced from 26 November 2025 for foreign spouses of Australian residents buying a shared principal place of residence.

What is the VIC PPR concession and when does it apply?

Victoria's Principal Place of Residence (PPR) concession uses lower brackets on purchases up to $550,000. For example, a $500,000 PPR buyer pays 21,970.00 versus 25,070.00 under the general schedule. Above $550,000, PPR buyers fall back to the general schedule.

Is there a first home buyer exemption in VIC for 2026?

Yes. First home buyers pay $0 duty on properties up to $600,000 (confirmed $0), then a sliding-scale concession between $600,001 and $750,000 (for example, 24,713.33 on a $700,000 purchase), and the full general schedule above $750,000.

How is VIC stamp duty different from NSW or Queensland?

Victoria has the harshest top-bracket duty among the three big states — 6.5% on the excess over $2m versus NSW's 5.5% over $1.24m and QLD's 5.75% over $1m. At $2,500,000, VIC duty is 142,500.00. On lower-value PPR purchases Victoria is competitive thanks to the PPR concession, but the general schedule is unforgiving at the top.

Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2025-26

Victorian land transfer duty estimates use SRO Victoria's current bracket schedule, sourced from utils/stampDuty.ts (single source of truth for the site). PPR, first home buyer and FPAD figures are shown for reference; always confirm your assessment with the SRO or a conveyancer before settlement.