Stamp Duty Calculator Victoria (VIC)

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Victorian Stamp Duty Rates 2026

Non-Principal Place of Residence (Investment Properties)

These rates apply to investment properties, second homes, and properties you won't be living in as your main residence. Rates are current for contracts entered into on or after 1 July 2021.

Property Value	Stamp Duty Calculation
$0 - $25,000	1.4% of property value
$25,001 - $130,000	$350 + 2.4% of value above $25,000
$130,001 - $960,000	$2,870 + 6% of value above $130,000
$960,001 - $2,000,000	5.5% of total property value
Over $2,000,000	$110,000 + 6.5% of value above $2,000,000

Other related fees

Mortgage Registration Fee:

1. $135.80 Paper - Transaction;
2. $125.70 Electronic - Transaction;

Land Transfer Fee:

1. Paper Transaction Fee: $111.80 plus $2.34 for every whole consideration, the maximum fee is $3,621.00
2. Electronic Transaction Fee: $101.50 plus $2.34 for every whole consideration, the maximum fee is $3,611.00

Principal Place of Residence (Owner-Occupied) Concession

If you're buying a home to live in as your principal place of residence, you may qualify for reduced rates on properties valued between $130,000 and $550,000. You must move in within 12 months of settlement and occupy the property for at least 12 continuous months.

Property Value	Stamp Duty Calculation
$0 - $25,000	1.4% of property value
$25,001 - $130,000	$350 + 2.4% of value above $25,000
$130,001 - $440,000	$2,870 + 5% of value above $130,000
$440,001 - $550,000	$18,370 + 6% of value above $440,000
Over $550,000	Standard non-PPR rates apply

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First Home Buyer Stamp Duty Exemptions and Concessions

Victoria offers significant stamp duty relief for eligible first home buyers purchasing or building their first home. This is one of the most substantial benefits available to reduce upfront property costs.

Full Exemption (Properties up to $600,000)

First home buyers pay $0 stamp duty on properties valued at $600,000 or less. This applies to both new and established homes.

Concession (Properties $600,001 - $750,000)

First home buyers receive reduced stamp duty on a sliding scale for properties valued between $600,001 and $750,000. The concession gradually phases out as the property value approaches $750,000.

Property Value	Approximate Stamp Duty (First Home Buyer)	Standard Stamp Duty	Saving
$600,000	$0	$31,070	$31,070
$650,000	~$8,370	$34,070	~$25,700
$700,000	~$16,870	$37,070	~$20,200
$750,000	~$25,370	$40,070	~$14,700

First Home Buyer Eligibility Criteria

• You must be purchasing or building your first home in Victoria on or after 1 July 2017
• Neither you nor your spouse/partner can have previously owned property anywhere in Australia
• If you owned property before 1 July 2000, you may still be eligible if you haven't lived in it as your residence since then
• At least one purchaser must be an Australian citizen, permanent resident, or New Zealand citizen with a special category visa
• You must occupy the property as your principal place of residence within 12 months of settlement
• You must occupy the property for at least 12 continuous months

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Stamp Duty by Buyer Type

Owner-Occupiers (Non-First Home Buyers)

If you're buying a property to live in but aren't a first home buyer, you'll pay standard rates but may qualify for the principal place of residence concession on properties valued $130,000-$550,000.

Investors

Investment property purchases attract standard stamp duty rates with no concessions or exemptions available. Budget for the full stamp duty amount as calculated in the non-principal place of residence table.

Foreign Purchasers

Foreign purchasers must pay an additional Foreign Purchaser Additional Duty (FPAD) surcharge of 8% of the property value on top of standard stamp duty rates.

You're considered a foreign purchaser if you're:

• A foreign individual (not an Australian citizen or permanent resident)
• A foreign corporation (incorporated outside Australia or with foreign control)
• A trustee of a foreign trust

Pensioners and Concession Card Holders

Eligible pensioners and approved Commonwealth concession cardholders may receive reduced stamp duty on properties valued between $600,001 and $750,000. The benefit is calculated on a case-by-case basis.

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Stamp Duty by Property Type

Established Homes

Standard stamp duty rates apply based on the property's dutiable value (the higher of contract price or market value).

New Homes and House & Land Packages

Stamp duty is calculated on the land value only, not the construction costs. This can result in significant savings compared to purchasing an established home of equivalent total value.

Off-the-Plan Properties

A temporary concession is available for off-the-plan apartments and townhouses purchased between 21 October 2024 and 20 October 2026.

Vacant Land

Standard stamp duty rates apply to vacant land purchases. If you build a home on the land, you'll only pay stamp duty on the land value, not construction costs.

Commercial and Industrial Property

From 1 July 2024, commercial and industrial property purchases transitioned to a new system. Buyers pay stamp duty one final time, then after 10 years, an annual Commercial and Industrial Property Tax (CIPT) at 1% of unimproved land value applies.

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When and How to Pay Stamp Duty

Payment Methods

• Electronic settlement (PEXA): Duty is automatically transferred to the State Revenue Office at settlement
• Paper settlement: Payment via EFT, BPAY, or cheque within 30 days
• Through your conveyancer: Most conveyancers or solicitors handle stamp duty payment on your behalf

Penalties for Late Payment

If stamp duty isn't paid within 30 days, you may face:

• Penalty tax of 25% to 75% of the duty owed
• Interest charges at 11.78% per annum (2025-26 rate)
• Inability to register the property title in your name

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How to Calculate Your Stamp Duty

Use our convenient stamp duty calculator above to get an accurate estimate in seconds. Here's how to use it:

Step 1: Enter Your Property Value

In the "Property Value" field, enter the purchase price or market value of the property (whichever is higher). The calculator uses the dutiable value, which is the greater of:

• The contract/purchase price, OR
• The market value of the property

Step 2: Select Your Property Type

Choose between:

• Primary Residence: If you'll be living in the property as your main home
• Investment: If you're buying the property as an investment or won't be living in it

Step 3: Indicate if You're a First Home Buyer

Select "Yes" if:

• You've never owned property anywhere in Australia before
• Neither you nor your spouse/partner have owned property previously
• You meet all first home buyer eligibility requirements

Select "No" if you've previously owned property or don't meet first home buyer criteria.

Step 4: Choose Your Property Purchase Type

Select the appropriate option:

• An Established Home: Existing house or apartment
• A New Home: Newly constructed property or house and land package
• Vacant Land: Land only, without a dwelling

Step 5: Select Your Payment Method

Choose between:

• Paper Transaction: Traditional settlement process
• Electronic Settlement: Modern digital settlement (PEXA)

Step 6: Foreign Purchaser Status

Select "Yes" if you're a foreign purchaser (not an Australian citizen or permanent resident). This adds the 8% foreign purchaser surcharge to your calculation.

Step 7: Click "CALCULATE!"

Press the calculate button to see your results, including:

• Mortgage registration fees
• Transfer fees
• Stamp duty payable
• Total costs
• Any applicable concessions (First Home Grant, etc.)

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Other Exemptions and Concessions

Spouse/Partner Transfers

Transfers of principal place of residence between spouses or partners are exempt from stamp duty.

Deceased Estate Transfers

Exemptions may apply for transfers of primary residence following a person's death, subject to conditions.

Family Farm Transfers

Exemptions apply to transfers of farming land to eligible family members or relatives who will continue farming operations.

Charitable Organizations

Registered charities may qualify for stamp duty exemption on property used for charitable purposes.

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Additional Costs When Buying Property

Beyond stamp duty, budget for these additional costs:

Cost Item	Typical Amount
Legal/Conveyancing Fees	$800 - $2,500
Building & Pest Inspections	$400 - $800
Loan Application Fees	$0 - $900
Lenders Mortgage Insurance (if deposit < 20%)	Varies significantly
Transfer Registration Fee	Up to $3,607

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Frequently Asked Questions

Can I include stamp duty in my mortgage?

Most lenders don't allow stamp duty to be included in your home loan. You need to pay this upfront from your savings, separate from your deposit.

What happens if I can't afford to pay stamp duty?

If you're experiencing financial hardship, you may apply for payment arrangements through the State Revenue Office. However, this must be arranged before the payment deadline.

Do I pay stamp duty when refinancing?

No. Stamp duty is only payable when property ownership is transferred. Refinancing doesn't trigger stamp duty.

Is stamp duty tax-deductible?

For investment properties, stamp duty can be claimed as a capital expense when you sell the property. For owner-occupied homes, it's not tax-deductible. Consult a tax professional for specific advice.

Can I get a refund if my property purchase falls through?

If the contract is cancelled before settlement, you may be eligible for a refund. Applications must be made to the State Revenue Office within specific timeframes.

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RP Data Monthly Housing Market Update Melbourne:

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Key Takeaways

• Stamp duty is a significant upfront cost when buying property in Victoria, separate from your deposit
• First home buyers receive the most substantial benefits, paying $0 on properties up to $600,000
• Rates are progressive and vary based on property value, buyer type, and intended use
• Foreign purchasers pay an additional 8% surcharge on top of standard rates
• Payment must be made within 30 days of settlement to avoid penalties
• Various concessions and exemptions are available for eligible buyers
• Always use the official State Revenue Office calculator for accurate estimates

Stamp Duty Calculator VIC

If you want to compare stamp duty in Victoria with other states please use our stamp duty calculator.