What is the difference between PPR and general rates?

Principal Place of Residence (PPR) rates are lower and apply to properties up to $550,000 when you intend to move in within 12 months and live there for at least 12 continuous months. Properties above $550,000 or investment purchases use the general rates.

Does this include first home buyer exemptions?

No. This calculator uses standard PPR and general rates. Victorian first home buyers may qualify for a full exemption on properties up to $600,000 or a concession between $600,001 and $750,000. Check with the State Revenue Office for eligibility.

Why does VIC have a flat 5.5% rate for $960k-$2m?

Victoria uses a flat 5.5% rate for properties between $960,001 and $2,000,000, which can sometimes be lower than the marginal rate calculation. This is by design in the Victorian duty schedule.

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. We also estimate your deposit and registration fees so you know the total upfront cash required at settlement.

If you searched for a "stamp duty calculator Victoria 2026", this page gives the same transfer duty estimate framework used for current VIC purchase planning.

Want a quick overview version? See Stamp Duty Calculator Victoria 2026.

Looking for car duty instead? Use the VIC Car Stamp Duty Calculator.

Uses Victorian State Revenue Office rates effective 1 July 2021. Does not apply first home buyer exemptions.

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.

Next best steps

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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

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:

Full exemption on properties up to $600,000
Concession on properties $600,001 – $750,000 (sliding scale)
No concession above $750,000

This calculator does not apply first home buyer concessions. If you qualify, use our dedicated VIC First Home Buyer Stamp Duty Calculator to see your exemption or concession amount.

Key stamp duty scenarios

Stamp duty on a house in Victoria

Stamp duty on a house in Victoria depends on the purchase price and whether you will live in it. For a median-priced Melbourne house around $900,000, expect to pay approximately $49,070 in land transfer duty at general rates. If it's your principal residence, general rates still apply above $550,000, so the duty is the same. The PPR concession only benefits buyers of properties up to $550,000.

Investment property

Investment properties always attract the general land transfer duty rates — the PPR concession does not apply. For example, on a $600,000 investment property, duty is $31,070. On $800,000, it is $43,070. On a $1,000,000 investment, duty is $55,000 (the 5.5% flat rate). Use the calculator above and select "Investment" to see the exact amount.

Off-the-plan purchases

Victoria offers an off-the-plan concession that can significantly reduce stamp duty on new apartments and units. Duty is calculated on the land value only, excluding the value of construction not yet completed at the contract date. This concession was expanded in October 2024 and extended to October 2026. This calculator does not include off-the-plan concessions.

Vacant land

Vacant land purchases attract the general land transfer duty rates. If you're buying land to build your home, the PPR concession does not apply to vacant land — it only applies to established dwellings. First home buyers purchasing vacant land up to $400,000 may qualify for a full exemption.

Refinancing and spouse transfers

Refinancing your mortgage with a new lender does not trigger land transfer duty in Victoria — ownership does not change. However, transferring property between spouses (for example, adding a partner to the title) may attract duty unless a specific exemption applies, such as the relationship breakdown exemption.

First home buyer in Victoria?

Victoria offers a full stamp duty exemption on homes up to $600,000 and concessions up to $750,000 for eligible first home buyers.

Use the VIC First Home Buyer calculator →

Frequently asked questions

What rates does this calculator use?

Rates are from the Victorian State Revenue Office, effective 1 July 2021. Victoria indexes some thresholds periodically, so always confirm with your conveyancer before settlement.

How much is stamp duty on a house in Victoria?

Stamp duty on a house in Victoria varies by price. On a $500,000 home (PPR), duty is $21,970. On $700,000, it is $37,070 (general rates apply above $550,000). On $1,000,000, duty is $55,000. Investment properties pay general rates — on a $500,000 investment, duty is $25,070. Enter your purchase price in the calculator for an exact figure.

How is VIC different from NSW and QLD?

Victoria distinguishes between principal residence and investment properties, with PPR buyers getting lower rates on properties up to $550,000. Victoria also has a unique flat 5.5% tier for properties between $960,000 and $2 million. NSW uses the same rates for all general buyers, while QLD offers a home concession that applies at all price points.

What are the current Victoria land transfer duty rates?

General rates range from 1.4% on the first $25,000 up to 6.5% on amounts over $2,000,000. Properties between $960,001 and $2,000,000 attract a flat 5.5% rate. Principal residence rates are lower for properties up to $550,000, starting at 1.4% and reaching 6% above $440,000.

How much is stamp duty on an investment property in Victoria?

Investment properties use the general land transfer duty rates. On a $500,000 investment property, duty is $25,070. On $750,000, it is $40,070. On $1,000,000, duty is $55,000 (5.5% flat rate). Use the calculator and select "Investment" to see the exact amount.

Do I pay stamp duty when refinancing in Victoria?

No. Refinancing your mortgage — even switching to a different lender — does not trigger land transfer duty because ownership of the property does not change. Duty only applies when the title is transferred to a new owner.

What is the off-the-plan stamp duty concession in Victoria?

The off-the-plan concession reduces stamp duty on new apartments and units by calculating duty on the land value only (excluding construction not yet completed). This concession was expanded in October 2024 and extended to October 2026. It can significantly reduce upfront costs for off-the-plan buyers.

Are foreign purchasers charged more?

Yes. Foreign purchasers pay an additional 8% Foreign Purchaser Additional Duty (FPAD) on top of the standard land transfer duty rates. This calculator is for Australian citizens and permanent residents only.

Where can I calculate VIC first home buyer stamp duty?

Use our dedicated VIC First Home Buyer Stamp Duty Calculator to see your exemption or concession amount based on the property price.

Is this a stamp duty calculator Victoria 2026 buyers can use?

Yes. This calculator is suitable for current Victorian transfer duty estimates and 2026 planning scenarios using the published duty schedule.

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.

First home buyer exemptions

Victoria provides significant stamp duty relief for eligible first home buyers. Properties valued at $600,000 or below attract a full duty exemption, meaning you pay no land transfer duty at all. For properties between $600,001 and $750,000, a sliding-scale concession reduces your duty on a proportional basis. No concession is available above $750,000. First home buyers purchasing vacant land up to $400,000 may also qualify for a full exemption.

This calculator does not apply first home buyer concessions. Use our dedicated VIC First Home Buyer Stamp Duty Calculator to see the exact exemption or concession for your purchase price.

Off-the-plan concession

Victoria's off-the-plan concession reduces stamp duty on new apartments and units by calculating duty on the land value only, excluding the value of construction not yet completed at the contract date. This concession was expanded in October 2024 and extended to October 2026, making it a valuable saving for buyers of off-the-plan properties. The concession applies to both owner-occupiers and investors, though eligibility criteria and caps may vary.

Compare stamp duty across states

Stamp duty rates and thresholds vary significantly between Australian states. If you are comparing property purchases in different locations, use these calculators to see how duty compares:

Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2025-26

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.

VIC land transfer duty rates confirmed February 2025. Source: State Revenue Office Victoria.