VIC Stamp Duty Calculator 2026
Calculate stamp duty (land transfer duty) on your Victorian property purchase with current 2025–26 rates and first home buyer concessions.
On a $800,000 property in Victoria, you'll pay approximately $43,070 in stamp duty (2025–26 general rates). First home buyers pay $0 on properties under $600,000.
Calculate Your VIC Stamp Duty
Toggle to see stamp duty concessions
Cost Breakdown
Range: $850 – $2,500
Range: $31,920 – $33,570
Estimates only. Actual costs may vary. Consult a licensed conveyancer or settlement agent for accurate quotes.
How Stamp Duty Works in Victoria
Stamp duty in Victoria — officially called land transfer duty — is calculated using progressive brackets for most properties. The general rate ranges 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 are subject to a flat 5.5% rate on the full purchase price.
Victoria's stamp duty is administered by the State Revenue Office (SRO). The duty is typically payable within 30 days of settlement, and your conveyancer or solicitor handles the payment. Victoria also imposes separate surcharges for foreign purchasers (8%) and trusts, though these are outside the scope of this calculator.
First home buyers in Victoria are eligible for a full stamp duty exemption on properties valued up to $600,000. For properties between $600,000 and $750,000, a sliding scale concession applies. Victoria also offers a principal place of residence (PPR) concession with reduced rates, though this is not currently reflected in this calculator.
VIC Stamp Duty Rates 2025–26
| Property Value | Rate |
|---|---|
| $0 – $25,000 | 1.40% |
| $25,001 – $130,000 | 2.40% |
| $130,001 – $960,000 | 6.00% |
| $960,001 – $2,000,000 | 5.50% |
| $2,000,000+ | 6.50% |
Rates current as of the 2025–26 financial year. Source: State Revenue Office Victoria.
First Home Buyer Concessions in VIC
Full exemption for properties up to $600,000. Sliding scale concession between $600,000 and $750,000. Applies to new and established homes purchased as a principal place of residence.
When and How to Pay Stamp Duty in VIC
Typically within 30 days of settlement. Your conveyancer lodges the payment through the State Revenue Office Victoria.
How to Calculate Stamp Duty in Victoria: Step by Step
- Determine the dutiable value — this is the purchase price or market value, whichever is higher. For off-the-plan purchases, the dutiable value may exclude the construction component not yet completed at the contract date.
- Check which rate table applies. Victoria has three rate structures: general rates (for investors and non-PPR buyers), principal place of residence (PPR) rates (lower, for owner-occupiers), and first home buyer rates (exemption/concession). The calculator above uses general rates by default.
- Apply the progressive brackets to the purchase price. For properties between $960,001 and $2,000,000, a flat 5.5% rate applies to the entire purchase price instead of progressive brackets. Above $2,000,000, a flat 6.5% rate applies.
- If you are a first home buyer, check the FHB exemption. Properties up to $600,000 are fully exempt. Between $600,000 and $750,000, a sliding scale concession reduces the duty. You must be an Australian citizen or permanent resident and intend to live in the property for at least 12 months.
- Your conveyancer or solicitor will calculate the final amount and arrange payment to the State Revenue Office Victoria (SRO). Duty is generally payable within 30 days of settlement — your conveyancer handles the timing.
VIC Stamp Duty Examples at Different Price Points
Base $2,870 (covers first $130K across 2 brackets) + $22,200 ($130K–$500K at 6.0%) = $25,070. First home buyers pay $0 (under $600K threshold).
Base $2,870 + $37,200 ($130K–$750K at 6.0%) = $40,070. First home buyers at this price receive a partial concession on the $600K–$750K sliding scale.
Falls in the $960K–$2M flat rate band: $1,000,000 × 5.5% = $55,000. No progressive brackets — the flat rate applies to the full amount.
Flat rate band: $1,500,000 × 5.5% = $82,500. Victoria's flat rate zone means the effective rate is the same whether you buy at $961K or $1.99M.
Common Stamp Duty Mistakes in VIC
Not knowing about the flat rate zone ($960K–$2M)
Victoria has an unusual flat rate of 5.5% for properties between $960,001 and $2,000,000. This means buying at $960,001 results in a sudden jump in duty compared to $960,000 — a quirk worth knowing about.
Confusing general rates with PPR rates
Victoria offers lower "principal place of residence" rates for owner-occupiers, but these are separate from the general rates shown in most calculators. If you are buying to live in, ask your conveyancer about PPR concessions.
Forgetting about the foreign buyer surcharge
Non-Australian citizens and non-permanent residents pay an additional 8% surcharge. On a $1M property, that is $55,000 standard duty plus $80,000 surcharge = $135,000 total.
Assuming the $600K FHB exemption applies to all buyers
The FHB exemption only applies to Australian citizens or permanent residents who have never owned property in Australia and who will live in the property for at least 12 continuous months.
Other Costs When Buying Property in Victoria
Stamp duty is the largest upfront cost, but it is not the only one. Budget for these additional expenses:
| Cost | Typical Range |
|---|---|
| Conveyancing fees | $600–$1,800 |
| Title search and registration | $250–$450 |
| Council and water rates adjustment | $200–$700 |
| Section 32 vendor statement review | Included in conveyancing fee |
| Building and pest inspection | $400–$700 |
| Owners corporation certificate (strata) | $150–$300 |
| Mortgage registration fee | $120–$170 |
What Else to Know About Property in Victoria
Victoria's property market is the second largest in Australia after NSW, with Melbourne being one of the most actively traded markets in the country. The State Revenue Office processes hundreds of thousands of transfers annually.
Victoria is unique in requiring a Section 32 vendor statement for all property sales. This document discloses everything from title details and planning restrictions to building permits and owner corporation information. Your conveyancer should review this thoroughly before you sign a contract.
If you buy a property at auction in Victoria, there is no cooling-off period — the contract is binding immediately when the hammer falls. For private sales, a 3 business day cooling-off period applies (with a 0.2% penalty if you withdraw). This is why building inspections should happen before auction day.
The Victorian government has been gradually reforming property taxes. There have been discussions about replacing stamp duty with an annual land tax, similar to the ACT model. While no firm timeline has been announced, this is worth monitoring if you are making long-term property decisions in Victoria.
Frequently Asked Questions
How much is stamp duty on a $700,000 house in Victoria?
On a $700,000 property in Victoria, stamp duty is approximately $36,070 under the general rate (2025–26). First home buyers purchasing at this price receive a partial concession under the sliding scale between $600,000 and $750,000.
Do first home buyers pay stamp duty in Victoria?
First home buyers in Victoria pay no stamp duty on properties valued at $600,000 or less. Between $600,000 and $750,000, a sliding scale concession reduces the duty progressively. Above $750,000, full stamp duty applies.
What is the VIC flat rate for stamp duty?
Properties in Victoria valued between $960,001 and $2,000,000 are subject to a flat 5.5% rate calculated on the full purchase price, rather than progressive brackets. This means the duty is simply 5.5% of the total purchase price.
Is stamp duty different for investors in Victoria?
Victoria applies the general duty rates to all buyers. However, owner-occupiers may be eligible for a principal place of residence (PPR) concession with lower rates. Investors pay the standard general rate with no concessions available.
When is stamp duty due in Victoria?
Victorian stamp duty is typically due within 30 days of settlement. Your conveyancer will calculate the amount and arrange payment to the State Revenue Office as part of the settlement process.