VIC Property Stamp Duty Calculator
Calculate how much stamp duty (land transfer duty) you will pay on a property in Victoria. Enter the purchase price and select whether it's your principal residence or an investment property to see the correct rate.
Enter the contract price or market value, whichever is higher.
Lower rates apply for properties up to $550,000 if you move in within 12 months.
Select a preset:
Land Victoria registration fees (2024-25).
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Enter a property price to estimate VIC stamp duty and upfront cash needed.
VIC stamp duty rates
Victoria charges land transfer duty on a sliding scale. The rate depends on property value and whether it's your principal place of residence. Only the portion within each bracket is charged at that bracket's rate.
General rates (investment & non-PPR)
| Dutiable value | Rate | Formula |
|---|---|---|
| $0 – $25,000 | 1.4% | 1.4% of value |
| $25,001 – $130,000 | 2.4% | $350 + 2.4% over $25,000 |
| $130,001 – $960,000 | 6% | $2,870 + 6% over $130,000 |
| $960,001 – $2,000,000 | 5.5% | 5.5% of total value (flat) |
| $2,000,001+ | 6.5% | $110,000 + 6.5% over $2,000,000 |
Principal residence rates (up to $550,000)
| Dutiable value | Rate | Formula |
|---|---|---|
| $0 – $25,000 | 1.4% | 1.4% of value |
| $25,001 – $130,000 | 2.4% | $350 + 2.4% over $25,000 |
| $130,001 – $440,000 | 5% | $2,870 + 5% over $130,000 |
| $440,001 – $550,000 | 6% | $18,370 + 6% over $440,000 |
| $550,001+ | General rates apply | |
VIC stamp duty by purchase price
Land transfer duty at common Victorian price points, calculated with the current State Revenue Office schedule. The owner-occupier column applies the principal place of residence (PPR) concession, which only reduces duty up to $550,000 — above that, owner-occupiers and investors pay the same general rate.
| Purchase price | Owner-occupier (PPR) | Investor |
|---|---|---|
| $400,000 | $16,370 | $19,070 |
| $500,000 | $21,970 | $25,070 |
| $550,000 | $24,970 | $28,070 |
| $600,000 | $31,070 | $31,070 |
| $650,000 | $34,070 | $34,070 |
| $700,000 | $37,070 | $37,070 |
| $750,000 | $40,070 | $40,070 |
| $800,000 | $43,070 | $43,070 |
| $900,000 | $49,070 | $49,070 |
| $1,000,000 | $55,000 | $55,000 |
| $1,200,000 | $66,000 | $66,000 |
| $1,500,000 | $82,500 | $82,500 |
Land transfer duty only — excludes first home buyer concessions, the off-the-plan concession, foreign purchaser additional duty (+8%) and registration fees. Eligible first home buyers pay no duty up to $600,000 and a reduced amount to $750,000.
Worked example: a $650,000 home
A $650,000 purchase sits above the $550,000 PPR ceiling, so general rates apply whether it is your home or an investment. Duty is charged on each slice of the price:
The same $34,070 applies to an investor at this price. A first home buyer buying at $650,000 falls in the $600,000–$750,000 concession band and pays a reduced amount rather than the full duty.
Principal residence concession
If you buy a home to live in, you may qualify for lower PPR rates on properties up to $550,000. To qualify, you must move into the property within 12 months of settlement and occupy it continuously for at least 12 months.
The calculator automatically shows your PPR savings when applicable. For properties above $550,000, the general rates apply regardless of whether it's your home.
First home buyer concessions
Victoria offers generous concessions for eligible first home buyers:
First home buyer in Victoria? This calculator does not apply first home buyer concessions. Use the dedicated VIC First Home Buyer Stamp Duty Calculator to see your exemption or concession amount.
Key stamp duty scenarios
House in Victoria
Stamp duty on a house depends on price and whether you will live in it. For a median Melbourne house around $900,000, expect ~$49,070 at general rates. The PPR concession only benefits buyers of properties up to $550,000 — above that, general rates apply regardless.
Investment property
Investment properties always attract general rates — the PPR concession does not apply. On a $600,000 investment: $31,070. On $800,000: $43,070. On $1,000,000: $55,000 (5.5% flat rate). Select Investment in the calculator for the exact amount.
Off-the-plan purchases
Victoria offers an off-the-plan concession that reduces stamp duty on new apartments and townhouses — duty is assessed on the dutiable value minus post-contract construction costs. The temporary expanded version (no price cap, all buyers) was extended in the 2026-27 Victorian Budget to contracts entered before 21 April 2027. This calculator does not include off-the-plan concessions.
Vacant land
Vacant land purchases attract general rates. The PPR concession does not apply to vacant land — only established dwellings. First home buyers buying vacant land to build their first home are assessed on the land value only and use the standard first home buyer thresholds: a full exemption up to $600,000 and a concession to $750,000.
Refinancing and spouse transfers
Refinancing with a new lender does not trigger land transfer duty — ownership does not change. However, transferring property between spouses may attract duty unless a specific exemption applies, such as the relationship breakdown exemption.
What rates does this calculator use?
How much is stamp duty on a house in Victoria?
How is VIC different from NSW and QLD?
What are the current Victoria land transfer duty rates?
How much is stamp duty on an investment property in Victoria?
Do I pay stamp duty when refinancing in Victoria?
What is the off-the-plan stamp duty concession in Victoria?
Are foreign purchasers charged more?
Where can I calculate VIC first home buyer stamp duty?
Is this a stamp duty calculator Victoria 2026 buyers can use?
How much is stamp duty on a $600,000 house in Victoria?
When do I pay stamp duty in Victoria?
Can I add stamp duty to my home loan?
Is stamp duty tax deductible in Victoria?
How Victorian stamp duty works
Land transfer duty in Victoria is calculated on the purchase price (or market value, whichever is higher) using a progressive bracket system. For 2025-26, general rates start at 1.4% on the first $25,000 and rise through several tiers up to 6.5% on amounts above $2,000,000. Properties between $960,001 and $2,000,000 attract a flat 5.5% rate, which can be lower than the marginal calculation.
If you are buying a home to live in, the principal place of residence (PPR) concession applies to properties up to $550,000, reducing duty at the higher brackets. Above $550,000, the general rates apply whether the property is your home or an investment. Foreign purchasers pay an additional 8% Foreign Purchaser Additional Duty (FPAD) on top of the standard rates.
Off-the-plan concession
Victoria's off-the-plan concession reduces stamp duty on new apartments and townhouses in strata subdivisions by assessing duty on the dutiable value minus construction costs incurred after the contract date. The temporary expanded version carries no price threshold and is available to all purchasers — including investors and foreign buyers (foreign purchaser additional duty still applies to the full price). It was extended in the 2026-27 Victorian Budget (handed down 5 May 2026) to apply to contracts entered before 21 April 2027, making it a valuable saving for off-the-plan buyers.
Compare stamp duty across states
Stamp duty rates and thresholds vary significantly between Australian states. Compare property purchases in different locations:
Victorian property tax resources
Once you own the property, the ongoing tax to plan for is annual land tax. Check the Victorian thresholds and rates:
Tax Accuracy & Sources
Estimates Victorian land transfer duty using standard PPR or general rate pathways and registration fee assumptions. Off-the-plan, first home buyer, and foreign purchaser outcomes may differ.