VIC Stamp Duty Calculator 2026-27
VIC land transfer duty on a property purchase, with the concessions you qualify for, the foreign buyer surcharge, and the cash you need at settlement once the deposit and legal fees are counted.
the State Revenue Office of Victoria charges land transfer duty on a sliding scale of the dutiable value — the price or the market value, whichever is higher.
| Property price | $750,000.00 |
|---|---|
| Land transfer duty | $40,070.00 |
| Legal fees | $2,000.00 |
How the vic stamp duty calculator works
the State Revenue Office of Victoria charges land transfer duty on a sliding scale of the dutiable value — the price or the market value, whichever is higher. A first home buyer pays no duty up to $600,000 and a tapered amount to $750,000. Foreign purchaser additional duty adds 8% of the dutiable value. The effective rate is the duty you actually pay as a share of the price, which is always lower than the top marginal band.
Formula: Duty = the VIC scale applied to the dutiable value · payable = duty − concessions + surcharge · cash at settlement = deposit + payable + legal fees
How Victorian land transfer duty is calculated
VIC duty rates — among Australia's highest
Victoria applies some of the highest land transfer duty rates in Australia. The general (non-PPR) rate scale for residential purchases is: 1.4% of the dutiable value up to $25,000; $350 + 2.4% of the excess over $25,000 from $25,001–$130,000; $2,870 + 6% of the excess over $130,000 for the whole $130,001–$960,000 band; a flat 5.5% of the entire dutiable value from $960,001–$2,000,000; and $110,000 + 6.5% of the excess above $2,000,000.
That single wide 6% band from $130,001 to $960,000 is what makes Victoria expensive — most Melbourne purchases sit inside it. A separate, lower principal place of residence concessional scale applies only where the dutiable value is between $130,000 and $550,000; above $550,000 owner-occupiers pay the general rates below.
| Property value | Approx standard duty | First home buyer duty |
|---|---|---|
| $400,000 | ~$19,070 | $0 (exempt ≤$600k) |
| $600,000 | ~$31,070 | $0 (exempt threshold) |
| $700,000 | ~$37,070 | ~$24,713 (sliding concession ≤$750k) |
| $800,000 | ~$43,070 | Full standard duty |
| $1,000,000 | ~$55,000 | Full standard duty |
| $1,500,000 | ~$82,500 | Full standard duty |
VIC first home buyer stamp duty exemptions
First home buyer exemption
VIC first home buyers purchasing properties valued up to $600,000 pay zero land transfer duty. From $600,001 to $750,000 a sliding concession applies — it is not a flat 50% discount. The duty payable is the general duty multiplied by (dutiable value − $600,000) ÷ $150,000, so the relief tapers away as the price rises and reaches full duty at $750,000. Worked examples: $650,000 → about $11,357 (general duty $34,070); $700,000 → about $24,713 (general duty $37,070); $750,000 → the full $40,070. Above $750,000 no first home buyer relief is available.
First Home Owner Grant
VIC first home buyers purchasing a new home or building valued up to $750,000 may be eligible for a $10,000 FHOG. This is separate from the stamp duty exemption/concession.
Off the planOff-the-plan stamp duty concessions in VIC
Off-the-plan concession
Buyers of off-the-plan properties in VIC pay duty only on the value of the contract minus the construction/refurbishment costs yet to be completed. This can significantly reduce the dutiable value.
Owner-occupier off-the-plan
Owner-occupiers purchasing off-the-plan receive an additional concession: duty is calculated on the land value component only, which is typically 30–50% of the total purchase price for apartments. A $700,000 apartment with $300,000 land value would attract duty only on $300,000.
Foreign buyersVIC foreign buyer additional duty
8% surcharge
Foreign persons purchasing residential property in VIC pay an additional 8% duty on the purchase price. On an $800,000 property, this adds $64,000 in additional duty on top of the standard $43,070 = total upfront cost of approximately $107,000.
Rate reference Rate tableVIC land transfer duty rate table 2026-27
General rate scale (investors, and owner-occupiers above $550,000)
| Dutiable value | Duty payable |
|---|---|
| $0–$25,000 | 1.4% of the dutiable value |
| $25,001–$130,000 | $350 + 2.4% of the excess over $25,000 |
| $130,001–$960,000 | $2,870 + 6% of the excess over $130,000 |
| $960,001–$2,000,000 | 5.5% of the entire dutiable value |
| More than $2,000,000 | $110,000 + 6.5% of the excess over $2,000,000 |
Note the two quirks. First, there is a single 6% band running all the way from $130,001 to $960,000 — not a series of narrower steps. Second, once the value passes $960,000 the flat 5.5% applies to the whole dutiable value, which is why duty at $960,000 ($52,670) is slightly lower than at $960,001 ($52,800).
Principal place of residence (PPR) concessional scale
Owner-occupiers who move in within 12 months pay these lower rates, but only where the dutiable value is $130,000–$550,000. Above $550,000 the general scale applies.
| Dutiable value | Duty payable |
|---|---|
| $130,000–$440,000 | $2,870 + 5% of the excess over $130,000 |
| $440,001–$550,000 | $18,370 + 6% of the excess over $440,000 |
The calculator above applies the general scale. If you are buying under $550,000 as your principal place of residence, your actual duty will be lower than the figure shown.
Payment process Lodgement & deadlinesHow and when to pay Victorian land transfer duty
30-day deadline from settlement
Victorian land transfer duty (LTD) must be paid within 30 days of settlement, not from the contract date. The State Revenue Office (SRO) administers payment through the Duties Online (DUTIES) portal. Late payment attracts interest at the SRO market rate plus a penalty tax of up to 25% of the duty owed.
Conveyancer or solicitor lodgement
In practice, your conveyancer or solicitor lodges the assessment via Duties Online before settlement and includes the duty payment in the settlement statement. Self-assessment is technically available but rarely used for residential purchases.
Title cannot transfer without payment
Land Use Victoria (Titles Office) will not register the transfer of title until SRO confirms duty has been paid. This means your legal ownership of the property is contingent on duty being settled — practical control of the property only follows the registration of the transfer.
Total upfront costs Full cost pictureTotal Victorian property purchase costs beyond land transfer duty
Government fees
Land Use Victoria title transfer fee is approximately $1,367 in 2026-27 (scaled by property value, capped at higher tiers). Mortgage registration is around $123. A separate title search adds about $15 per certificate.
Legal & professional
Conveyancing fees in Melbourne and regional Victoria range from $1,000 to $3,500. Building and pest inspections add $400-$700 combined. Owners corporation (strata) searches add $250–$400 for apartments and townhouses.
Lender costs
Lenders Mortgage Insurance (LMI) is the largest hidden cost when borrowing more than 80% LVR — typically 1.5–4% of the loan amount. On a $750,000 purchase with 90% LVR, LMI is approximately $15,000–$18,000. The LVR Calculator shows whether a larger deposit avoids LMI.
Worked example — $750k Melbourne house
Standard buyer: $40,070 land transfer duty + $1,367 title transfer + $123 mortgage registration + $2,800 conveyancing + $600 inspections = approximately $44,960 in non-deposit settlement cash.
Examples by price Price scenariosVictorian land transfer duty worked examples 2026-27
| Purchase price | Standard buyer | First home buyer (PPR) | Foreign person (incl. 8% surcharge) |
|---|---|---|---|
| $500,000 | $25,070 | $0 (exempt) | $65,070 |
| $600,000 | $31,070 | $0 (exempt) | $79,070 |
| $675,000 | $35,570 | $17,785 (sliding concession) | $89,570 |
| $750,000 | $40,070 | $40,070 (no relief) | $100,070 |
| $1,000,000 | $55,000 | $55,000 | $135,000 |
| $1,500,000 | $82,500 | $82,500 | $202,500 |
| $2,000,000 | $110,000 | $110,000 | $270,000 |
| $3,000,000 | $175,000 | $175,000 | $415,000 |
Victoria's land transfer duty has an unusual rate structure: a single 6% marginal rate runs across the whole $130,001–$960,000 band, then the scale switches to a flat 5.5% of the entire dutiable value from $960,001 to $2,000,000, before the 6.5% premium rate applies to the slice above $2 million. Because that 6% band starts so low and runs so far, the $500k–$960k range — where most Melbourne purchases sit — is disproportionately expensive in VIC compared to NSW.
State comparison VIC vs other statesHow Victorian land transfer duty compares to NSW, QLD, and other states
VIC is the most expensive state at mid-range prices
For a typical $750,000 owner-occupier purchase, Victorian duty (~$40,070) is around 38% higher than NSW (~$29,085) and over double Queensland (~$19,600 with FHB concession). This is largely because VIC's 6% marginal band starts at just $130,001 and runs unbroken to $960,000, reaching further down the price scale than the equivalent top bands in other states.
| State | Duty on $750k | FHB threshold (full) | FHB concession ceiling |
|---|---|---|---|
| VIC | $40,070 | $600,000 | $750,000 |
| NSW | $29,085 | $800,000 | $1,000,000 |
| QLD | $19,600 | $700,000 | $800,000 |
| WA | $26,790 | $450,000 | $600,000 |
| SA | $35,080 | no exemption | n/a |
| ACT | $22,720 | income-tested | n/a |
For interstate buyers comparing options, see our NSW stamp duty calculator. Note that ACT is gradually phasing out stamp duty in favour of higher land tax over 20 years.
Off-the-plan rules Off-the-plan in detailVIC off-the-plan concession — how the contract-price discount works
Duty on remaining construction value
Victoria's off-the-plan concession is more generous than other states. Duty is calculated only on the value of the land plus any construction completed at the contract date — not the full sale price. For a $700,000 apartment where construction is 30% complete at contract date, duty is calculated on roughly $310,000 of value rather than $700,000.
PPR vs investor eligibility
Owner-occupiers buying as their principal place of residence (PPR) qualify for the full concession. From 1 July 2017, investors and non-PPR purchasers were restricted — they now only receive the concession if the contract value is under specific limits ($550,000 PPR / $750,000 investor in recent versions of the rules).
Stacking with FHB concession
First home buyers buying off-the-plan can stack the off-the-plan concession with the FHB exemption/concession. If the resulting dutiable value falls below $600,000, no duty is owed. This is one of the most generous combinations available in Australian property tax.
Trap: completion before settlement
The concession applies to the value at contract date, not at settlement. If construction completes well before settlement, the apartment's market value at settlement may be much higher than the dutiable value — but the discount calculation is locked in by the contract date.
Inheritance & family transfers Inheritance, gifts, divorceVIC land transfer duty on inherited property, gifts, and family transfers
Inherited property
Transfers under a deceased estate to a beneficiary named in a will attract nominal duty only ($110 plus standard registration fees), regardless of the property's market value. Where there is no will, the same nominal duty applies to transfers under intestacy rules.
Marriage and de-facto breakdown
Transfers between spouses or former spouses pursuant to a binding financial agreement, court order, or arbitration award under the Family Law Act 1975 are exempt from duty in VIC. This covers both married and de-facto relationships.
Gifts to family
Genuine gifts between living people are NOT duty-exempt. Even when no money changes hands, duty is calculated on market value at the date of the transfer. Parents gifting a home to adult children, or restructuring family ownership, are common triggers.
Spouse transfers during marriage
Adding a spouse to title of the principal place of residence may qualify for an exemption under the Spousal Exemption. Investment property transfers between spouses attract full duty on the transferred share.
Commercial property Commercial & industrialVictorian commercial & industrial property tax (CIPT) reform
Major reform from 1 July 2024
Victoria abolished stamp duty on commercial and industrial property purchases for transactions on or after 1 July 2024, replacing it with the Commercial and Industrial Property Tax (CIPT). The first purchaser after this date pays full stamp duty as a final-time transaction; subsequent purchases (and all owners after 10 years) pay 1% of the unimproved land value annually instead of upfront duty.
Transition period
Properties purchased between 1 July 2024 and 30 June 2034 enter the CIPT regime 10 years after the date of the first qualifying purchase, regardless of how many times they change hands during that period. After the 10-year mark, the annual CIPT applies to whoever owns the property at that time.
Residential still uses stamp duty
The CIPT reform applies only to commercial and industrial properties — residential property purchases continue to be charged stamp duty under the existing land transfer duty schedule.
Recent reforms What changed recentlyVIC land transfer duty reforms and recent threshold changes
1 July 2024 — Commercial & Industrial Property Tax (CIPT)
Victoria replaced stamp duty on commercial/industrial property with the CIPT regime. This is one of the most significant Australian state-tax reforms in 50 years, ending stamp duty on a meaningful chunk of property transactions.
1 January 2024 — Foreign Purchaser Additional Duty rose to 8%
Victoria raised foreign purchaser additional duty (FPAD) from 7% to 8% to align with NSW. This is on top of the standard duty and any annual surcharge land tax.
1 July 2021 — Premium duty rate of 6.5% on purchases over $2 million
The State Taxation and Mental Health Acts Amendment Act 2021 introduced a premium top rate for dutiable transactions over $2 million: $110,000 plus 6.5% of the value above $2 million. It applies to agreements or arrangements entered into on or after 1 July 2021 — a transaction settling after that date under a contract signed before it stays on the old scale. Victoria kept the unusual mid-range structure where a flat 5.5% applies between $960,001 and $2 million.
Indexation
Like NSW, VIC duty thresholds are NOT automatically indexed. Threshold changes happen only via legislation and budget announcements.
Strategies Legal ways to reduce dutyLegal strategies to minimise Victorian land transfer duty
Use the FHB exemption fully
If both partners qualify as first home buyers, put both on title — the exemption applies to a property up to $600,000 regardless of how many eligible buyers are listed.
Use the off-the-plan concession aggressively
Buying off-the-plan early in construction (when little has been built) maximises the concession, especially when stacked with the FHB exemption. Buying a $700k off-the-plan at contract date when only land value is established can attract zero duty for a first home buyer.
Pensioner concession
Eligible pensioners purchasing properties valued up to $750,000 may receive a duty exemption (full up to $330,000, sliding scale to $750,000). This is rare among Australian states and worth checking for retirees moving to Victoria.
Family farm exemption
Transfers of family farms between specific family relationships (parents to children, between siblings) qualify for an exemption from VIC duty. The rules are narrow — the farm must be operated as a primary production business and meet defined ownership conditions.
Time the contract carefully
VIC threshold changes have been frequent (FPAD increased Jan 2024, premium rate from July 2021, CIPT from July 2024). When a budget signals changes, contract timing within days can have major consequences. Always check the SRO website for the live rate at the date you exchange contracts.
FAQFrequently asked Frequently asked questions about VIC stamp duty
Where these figures come from
Every duty figure on this page comes from State Revenue Office Victoria, the authority that assesses property transfer duty in Victoria. Rates, thresholds and first-home concessions are set by the Victoria government and change with its budget.
- Duty rates, thresholds & concessions — State Revenue Office Victoria — Land transfer duty.
- First Home Owner Grant schemes — FirstHome.gov.au.
Last checked: July 2026. Rates and thresholds are reviewed against the source of record each November, when annual adjustments for the following tax year are published.
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$600,000 VIC property — standard buyer ~$31,070 transfer duty
A standard purchase of a $600,000 VIC property attracts land transfer duty of approximately $31,070. This is among the highest in Australia — $8,580 more than NSW and $13,745 more than QLD on the same property.
| Property price | $600,000 |
|---|---|
| Transfer duty | ~$31,070 |
| As % of price | 5.18% |
| vs NSW on $600k | $8,580 more expensive |
| vs QLD on $600k | $13,745 more expensive |
| First home buyer? | $0 (exempt at $600k threshold) |
- FHB at $600k = $0 duty Exactly at the threshold
- FHB at $601k Sliding concession begins — about $208
- FHB at $750k ~$40,070 (concession fully phased out)
- Off-the-plan concession? Only on unimproved land value
- Foreign buyer? Add 8% = $48,000 extra
First home buyer — $600,000 VIC $0 transfer duty (exempt)
VIC first home buyers purchasing at exactly $600,000 pay $0 transfer duty — the maximum exemption threshold. For properties $600,001–$750,000 a sliding concession applies: duty = general duty × (value − $600,000) ÷ $150,000, phasing in to full duty at $750,000.
| Property price | $600,000 |
|---|---|
| Buyer type | First home buyer |
| Transfer duty | $0 |
| Standard duty would be | ~$31,070 |
| Saving vs standard | ~$31,070 |
| Sliding concession range | $600,001–$750,000 |
- $650k FHB property? ~$11,357 (general duty $34,070 × 1/3)
- $750k FHB property? ~$40,070 (concession phased out)
- $751k FHB property? Full duty ~$40,130
- VIC FHOG for new builds? $10,000 for new homes <$750k
- Off-the-plan FHB? Additional duty concessions available
$800,000 VIC property — standard buyer ~$43,070 transfer duty
A standard purchase of an $800,000 VIC property attracts land transfer duty of approximately $43,070. This is among the highest in Australia — $11,735 more than NSW and $16,295 more than QLD on the same property.
| Property price | $800,000 |
|---|---|
| Transfer duty | ~$43,070 |
| As % of price | 5.38% |
| vs NSW on $800k | $11,735 more |
| vs QLD on $800k | $16,295 more |
| First home buyer at $800k? | No relief — above the $750k ceiling (~$43,070) |
- FHB at $750k? Concession fully phased out — ~$40,070
- FHB at $700k? Sliding concession — ~$24,713
- Off-the-plan discount? Duty on land value only (OO)
- Foreign buyer? Add 8% = +$64,000
- Land tax (annual)? Separate from duty — investment properties
First home buyer VIC — stamp duty guide Exempt under $600k, sliding concession to $750k
VIC first home buyers purchasing a property valued at or below $600,000 pay $0 land transfer duty. From $600,001–$750,000 a sliding concession applies — duty = general duty × (value − $600,000) ÷ $150,000, not a flat 50% discount. Above $750,000, full standard duty applies.
| Exempt threshold | Up to $600,000 |
|---|---|
| Sliding concession range | $600,001–$750,000 |
| Full duty above | $750,001+ |
| Standard duty at $600k | ~$31,070 (saved entirely) |
| Concession at $700k | ~$24,713 instead of $37,070 |
| Must live in property? | Yes — principal residence |
- VIC FHOG (new builds)? $10,000 for new homes <$750k
- Off-the-plan FHB? Additional concessions may apply
- New vs established home? Same duty thresholds apply
- Joint purchase FHB rules Both must be eligible FHBs
- Apply via solicitor? Conveyancer handles at settlement
VIC foreign buyer surcharge — 8% 8% on top of standard duty
Foreign persons purchasing residential property in Victoria pay an additional 8% foreign buyer additional duty on the purchase price, on top of standard land transfer duty.
| Surcharge rate | 8% of purchase price |
|---|---|
| On $600k purchase | Add $48,000 |
| On $800k purchase | Add $64,000 |
| On $1M purchase | Add $80,000 |
| Who is foreign? | Non-citizen, non-permanent resident |
| VIC vacancy tax also? | Separate annual tax for vacant properties |
- Australian citizen overseas? Not foreign person — no surcharge
- Permanent resident? Not foreign person
- Partner is Australian? Surcharge on foreign partner's share only
- FIRB approval required? Usually yes for residential property
- VIC land tax on investment? Annual tax — separate obligation
$300,000 VIC property — standard buyer ~$13,070 land transfer duty
A $300,000 VIC property attracts land transfer duty of approximately $13,070 on the general scale ($2,870 + 6% of the excess over $130,000) — significantly higher than QLD ($5,850) or NSW ($8,990) at the same price.
| Property price | $300,000 |
|---|---|
| Standard duty | ~$13,070 |
| FHB duty | $0 exempt (under $600k) |
| Duty as % of price | 4.36% |
| vs NSW on $300k | VIC $13,070 vs NSW $8,990 — $4,080 more expensive |
| vs QLD on $300k | VIC $13,070 vs QLD $5,850 — $7,220 more expensive |
- FHB exemption applies? Yes — $300k well under $600k threshold
- VIC FHOG? $10,000 for new builds under $750k
- PPR concessional scale? Owner-occupiers under $550k pay $2,870 + 5% over $130k
- Total costs FHB? $0 duty + $10,000 FHOG offset + $1,500 legal
- VIC land tax for investors? Progressive rate — applies to investment property
$400,000 VIC property — standard buyer ~$19,070 land transfer duty
A $400,000 VIC property attracts land transfer duty of approximately $19,070 on the general scale ($2,870 + 6% of the excess over $130,000). First home buyers pay $0 — well below the $600,000 exemption threshold.
| Property price | $400,000 |
|---|---|
| Standard duty | ~$19,070 |
| FHB duty | $0 exempt |
| FHB savings | $19,070 |
| vs QLD on $400k | VIC $19,070 vs QLD $9,885 — $9,185 more expensive |
| vs NSW on $400k | VIC $19,070 vs NSW $13,490 — $5,580 more expensive |
- VIC FHOG new builds? $10,000 for new builds under $750k
- PPR concessional scale? Owner-occupier under $550k: $2,870 + 5% over $130k = $16,370
- Total FHB costs at $400k? $0 duty + $1,500 legal = ~$1,500
- Must live in property? Yes — within 12 months
- Investor buying at $400k VIC? $19,070 duty — factor into ROI
$500,000 VIC property — standard buyer ~$25,070 land transfer duty
A $500,000 VIC property attracts land transfer duty of approximately $25,070. First home buyers pay $0 — still below the $600,000 exemption threshold.
| Property price | $500,000 |
|---|---|
| Standard duty | ~$25,070 |
| FHB duty | $0 exempt |
| FHB savings | $25,070 |
| vs NSW on $500k | VIC $25,070 vs NSW $17,990 — $7,080 more expensive |
| vs QLD on $500k | VIC $25,070 vs QLD $15,225 — $9,845 more expensive |
- FHB at $500k in VIC $0 duty — very significant saving
- VIC FHOG? $10,000 for new builds under $750k
- FHG at $500k? 5% deposit = $25,000
- Compare buying in outer VIC vs Brisbane? Similar price, VIC investor pays $25k more duty
- VIC annual land tax for investors? Applies to investment properties
$600,000 VIC property — standard buyer ~$31,070 land transfer duty
A $600,000 VIC property attracts land transfer duty of approximately $31,070. First home buyers pay $0 at this price — exactly at the exemption threshold.
| Property price | $600,000 |
|---|---|
| Standard duty | ~$31,070 |
| FHB duty at $600k | $0 exempt (at threshold) |
| FHB at $600,001? | Sliding concession begins — near $0 |
| Duty as % of price | 5.18% |
| vs NSW on $600k | VIC $31,070 vs NSW $22,490 — $8,580 more expensive |
- FHB at exactly $600k $0 duty — maximise this opportunity
- Negotiate to $599k? Small saving on already-exempt price
- Off-the-plan FHB? Additional concessions possible
- VIC FHOG new build? $10,000 for new builds
- Investor at $600k VIC $31,070 duty — highest major state
$700,000 VIC property — standard buyer ~$37,070 land transfer duty
A $700,000 VIC property attracts land transfer duty of approximately $37,070 — significantly higher than any other major state at this price.
| Property price | $700,000 |
|---|---|
| Standard duty | ~$37,070 |
| FHB sliding concession (if eligible) | ~$24,713 |
| Duty as % of price | 5.30% |
| vs NSW on $700k | VIC $37,070 vs NSW $26,990 — $10,080 more expensive |
| vs QLD on $700k | VIC $37,070 vs QLD $24,525 — $12,545 more expensive |
- FHB at $700k VIC? Sliding concession applies ($600,001–$750,000 range)
- FHB duty at $700k ~$24,713 — saves ~$12,357
- VIC FHOG at $700k? $10,000 for new builds under $750k
- FHG at $700k VIC? 5% deposit = $35,000
- VIC vs Brisbane investment QLD $12,545 cheaper duty — same price range
$800,000 VIC property — standard buyer ~$43,070 land transfer duty
An $800,000 VIC property attracts land transfer duty of approximately $43,070 — the highest of any major state at this price. VIC investors face $11,735 more duty than NSW buyers and $16,295 more than QLD buyers.
| Property price | $800,000 |
|---|---|
| Standard duty | ~$43,070 |
| Duty as % of price | 5.38% |
| vs NSW on $800k | VIC $43,070 vs NSW $31,335 — $11,735 more expensive |
| vs QLD on $800k | VIC $43,070 vs QLD $26,775 — $16,295 more expensive |
| FHB at $800k VIC? | Full standard duty — above concession range |
- FHB at $800k in VIC Full standard duty — no concession
- FHB below $750k? Sliding concession — e.g. ~$24,713 at $700k
- VIC land tax on investment? Progressive rate — check current thresholds
- vs buying in QLD? $800k Brisbane: $26,775 duty vs $43,070 in VIC
- Off-the-plan duty concession? VIC may offer reduced duty on land value only
$1,000,000 VIC property — standard buyer ~$55,000 land transfer duty
A $1,000,000 VIC property attracts land transfer duty of approximately $55,000 — significantly more than NSW ($40,335) and QLD ($34,525) at the same price.
| Property price | $1,000,000 |
|---|---|
| Standard duty | ~$55,000 |
| vs NSW on $1M | VIC $55,000 vs NSW $40,335 — $14,665 more expensive |
| vs QLD on $1M | VIC $55,000 vs QLD $34,525 — $20,475 more expensive |
| FHB at $1M VIC? | Full standard — above concession ceiling |
| Duty as % of price | 5.50% |
- VIC vs QLD investment at $1M QLD saves $20,475 on duty alone
- VIC land tax annual cost? On $1M investment: significant ongoing cost
- Off-the-plan concession? VIC: duty on land value only for OTP owner-occ
- Total purchase costs VIC at $1M? $55,000 duty + $3,500 legal = ~$58,500
- Foreign buyer surcharge on top? Add 8% = +$80,000 additional
$1,500,000 VIC property — standard buyer ~$82,500 land transfer duty
A $1,500,000 VIC property attracts land transfer duty of approximately $82,500. VIC has the highest duty of any major state at this price: $15,165 more than NSW and $28,475 more than QLD.
| Property price | $1,500,000 |
|---|---|
| Standard duty | ~$82,500 |
| vs NSW on $1.5M | VIC $82,500 vs NSW $67,335 — $15,165 more expensive |
| vs QLD on $1.5M | VIC $82,500 vs QLD $54,025 — $28,475 more expensive |
| Duty as % of price | 5.50% |
| Foreign buyer surcharge? | Add 8% = +$120,000 |
- VIC land tax reform? Progressive land tax — recent reforms
- Off-the-plan concession? VIC: duty calculated on land value for owner-occ OTP
- Total purchase costs? $82,500 duty + $4,000 legal = ~$86,500
- Invest in QLD instead? $28,475 stamp duty saving on same price
- Luxury property tax VIC? Additional annual surcharge on high-value properties
VIC FHB — $400,000 property $0 duty (fully exempt)
VIC first home buyers purchasing a $400,000 property pay $0 land transfer duty — well below the $600,000 exemption threshold.
| Price | $400,000 |
|---|---|
| FHB duty | $0 exempt |
| General duty saved | $19,070 |
| VIC FHOG? | $10,000 for new builds |
| Must live in? | Yes — within 12 months |
| FHG eligible? | 5% deposit = $20,000 |
- Best entry for FHB in VIC? Under $600k = $0 duty + possible FHOG
- Eligibility criteria Never owned property in Australia
- Legal costs ~$1,500 conveyancing
- Joint purchase Both must be FHBs for full exemption
- Timeline to move in 12 months from settlement
VIC FHB — $650,000 property Sliding concession — ~$11,357
A VIC first home buyer purchasing a $650,000 property pays approximately $11,357 in concession duty. The concession is a sliding scale, not a flat 50%: duty = general duty × (value − $600,000) ÷ $150,000, so at $650,000 only one third of the $34,070 general duty is charged.
| Price | $650,000 |
|---|---|
| Sliding concession duty | ~$11,357 |
| General duty (no concession) | ~$34,070 |
| Saving vs standard | ~$22,713 |
| In concession range? | Yes — $600,001–$750,000 |
| FHG eligible? | 5% deposit = $32,500 |
- vs buying at $599k? $599k = $0 duty — saves the full $11,357
- Negotiate to below $600k? If feasible — massive duty saving
- FHOG on $650k new build? $10,000 for new builds
- Total costs FHB at $650k? $11,357 duty + $2,000 legal = ~$13,357
- FHG at $650k? 5% = $32,500 deposit — manageable
VIC FHB — $700,000 property Sliding concession — ~$24,713
A VIC first home buyer purchasing a $700,000 property pays approximately $24,713 in concession duty — two thirds of the $37,070 general duty, because the concession tapers on the formula general duty × (value − $600,000) ÷ $150,000.
| Price | $700,000 |
|---|---|
| Sliding concession duty | ~$24,713 |
| General duty | ~$37,070 |
| Saving vs standard | ~$12,357 |
| FHOG available? | $10,000 for new builds under $750k |
| FHG eligible? | 5% deposit = $35,000 |
- vs buying at $599k? $0 duty vs $24,713 — saves $24,713
- Top of FHOG range approaching? $750k FHOG ceiling
- Total costs FHB at $700k? $24,713 duty + $2,000 legal = ~$26,713
- FHG + FHOG combo? 5% deposit + $10k grant — powerful
- Concession ceiling at $750k $750k = concession fully phased out
VIC FHB — $750,000 property Concession fully phased out — $40,070
At exactly $750,000 the VIC first home buyer concession has tapered to nothing: the formula general duty × (value − $600,000) ÷ $150,000 multiplies by 1.0, so a first home buyer pays the full general duty of about $40,070. The concession only bites below $750,000.
| Price | $750,000 |
|---|---|
| FHB duty payable | ~$40,070 |
| General duty | ~$40,070 |
| Saving vs standard | $0 — concession exhausted |
| At the concession ceiling? | $750k is where relief reaches zero |
| FHG eligible? | 5% deposit = $37,500 |
- At $750,001? Full general duty — ~$40,070, no relief
- FHOG just expires here? $750k is the ceiling for $10k FHOG
- Buy at $700k instead? FHB duty ~$24,713 — saves ~$15,357
- Buy at $650k instead? FHB duty ~$11,357 — saves ~$28,713
- vs $800k (just above)? $800k: $43,070 duty — $3,000 more
VIC FHB — $800,000 property Full standard duty — ~$43,070
A VIC first home buyer purchasing an $800,000 property pays full standard duty of approximately $43,070 — above the $750,000 concession ceiling and $600,000 exemption.
| Price | $800,000 |
|---|---|
| FHB duty | Full standard ~$43,070 |
| No concession? | Above $750k threshold |
| vs $750k? | $750k FHB duty: $40,070 — saves $3,000 |
| FHG eligible? | FHG cap in VIC is $800k metro |
| FHOG available? | No — above $750k ceiling |
- Consider $700k instead? FHB sliding concession ~$24,713 — saves ~$18,357 + gets FHOG
- FHG at $800k? 5% deposit = $40,000
- vs Sydney equiv.? VIC $43,070 vs NSW $31,335 — VIC more expensive
- New build at $800k? Off-the-plan may reduce duty base
- Total costs at $800k? $43,070 duty + $2,500 legal = ~$45,570
VIC foreign buyer — $600k property Add 8% = +$48,000
A foreign person purchasing a $600,000 VIC property pays standard duty (~$31,070) PLUS 8% foreign buyer additional duty (+$48,000), totalling approximately $79,070.
| Property price | $600,000 |
|---|---|
| Standard duty | ~$31,070 |
| Foreign buyer duty (8%) | $48,000 |
| Total duty payable | ~$79,070 |
| Total as % of purchase | ~13.2% |
| Annual VIC vacancy tax? | Also applies to vacant property |
- Permanent resident? Not foreign — no surcharge
- Australian citizen? Not foreign
- VIC land tax also? Annual investment property obligation
- FIRB approval cost? ~$13,200 application fee at this price
- Total upfront foreign cost? $79,070 duty + $13,200 FIRB + legal = $95,000+
VIC foreign buyer — $800k property Add 8% = +$64,000
A foreign buyer of an $800,000 VIC property pays standard duty (~$43,070) PLUS 8% surcharge (+$64,000), totalling approximately $107,070.
| Property price | $800,000 |
|---|---|
| Standard duty | ~$43,070 |
| Foreign buyer duty (8%) | $64,000 |
| Total duty payable | ~$107,070 |
| VIC vacancy tax (1%) | $8,000 /yr if vacant |
| Annual VIC land tax surcharge? | Additional 2% for foreign investors |
- VIC foreign costs highest in AU? 8% duty + annual 2% land tax + vacancy rules
- vs QLD for foreign buyer QLD has 7% vs VIC 8% + lower land tax
- FIRB approval required? Yes — residential property
- Buy as Australian company? Still counts as foreign — complex
- Seek specialist legal advice VIC most complex foreign buyer rules
VIC foreign buyer — $1M property Add 8% = +$80,000
A foreign buyer of a $1,000,000 VIC property pays standard duty (~$55,000) PLUS 8% surcharge (+$80,000), totalling approximately $135,000 — among the highest in Australia.
| Property price | $1,000,000 |
|---|---|
| Standard duty | ~$55,000 |
| Foreign buyer duty (8%) | $80,000 |
| Total duty payable | ~$135,000 |
| Annual 2% VIC land tax surcharge | ~$14,000–$20,000/yr |
| Total as % of purchase | ~13.5% |
- Total first-year cost (foreign)? $135k duty + $13.2k FIRB + $14k land tax = $162k+
- ROI viability? Very high hurdle — strong growth needed to justify
- Vs other states for foreign buyer QLD cheaper upfront + lower annual burden
- Permanent residency path? Most effective long-term solution
- Australian spouse? Still applies to foreign spouse share
Worked examples
| Inputs | Land transfer duty payable | Note |
|---|---|---|
| A $750,000 established home, owner-occupier | $40,070 | $40,070 of duty on a $750,000 established home |
FAQFrequently asked questions
How much is stamp duty on a $600,000 property in VIC?
Standard land transfer duty on a $600,000 VIC property is approximately $31,070 for a general buyer. First home buyers purchasing at exactly $600,000 pay zero duty (the FHB exemption threshold is $600,000).
Does Victoria have higher stamp duty than NSW?
Generally yes. On a $600,000 property: VIC charges approximately $31,070 vs NSW's $22,490 — VIC is about 38% higher. On a $1,000,000 property: VIC charges approximately $55,000 vs NSW's approximately $40,335.
What is the first home buyer stamp duty exemption in VIC?
VIC first home buyers purchasing properties valued up to $600,000 pay zero land transfer duty. Between $600,001 and $750,000 a sliding concession applies — duty = general duty × (value − $600,000) ÷ $150,000 — so a $650,000 first home costs about $11,357 and a $700,000 first home about $24,713. Above $750,000, standard duty applies in full.
Can I get a stamp duty concession on an off-the-plan apartment in VIC?
Yes. Off-the-plan buyers pay duty only on the current value (land and any completed construction), not the full contract price. Owner-occupiers get an additional concession calculated on land value only.
When must I pay VIC land transfer duty after settlement?
Payment is due within 30 days of settlement, lodged through the SRO Duties Online portal. In practice your conveyancer or solicitor will arrange payment from settlement funds, well within the deadline. Late payment attracts interest and a penalty tax of up to 25%.
Did Victoria abolish stamp duty on commercial property?
Yes — but only from 1 July 2024. Commercial and industrial property is moving to the Commercial & Industrial Property Tax (CIPT), a 1% annual tax on unimproved land value that replaces stamp duty 10 years after the first qualifying purchase. Residential property is unchanged.
Is VIC stamp duty tax-deductible?
For owner-occupied property, no — it forms part of the cost base for capital gains tax purposes only. For rental properties, it is not immediately deductible against income but is added to the cost base, reducing eventual capital gain when sold. See our capital gains tax calculator to model the impact.
What is the foreign buyer surcharge in VIC?
Foreign purchasers pay an additional 8% Foreign Purchaser Additional Duty (FPAD) on Victorian residential property, raised from 7% on 1 January 2024. On a $750,000 purchase, this adds $60,000 — bringing total duty to around $100,070. Foreign owners also pay annual surcharge land tax of 4% on residential land they hold.
Does VIC have a pensioner stamp duty concession?
Yes — eligible pensioners purchasing a home valued up to $330,000 pay zero duty, with a sliding-scale concession up to $750,000. The concession requires receipt of an eligible Centrelink pension or DVA equivalent, and the property must be the buyer's principal place of residence.
Can I claim a stamp duty refund if my purchase falls through?
Yes — if the contract is rescinded or terminated without completion, you can apply to the SRO for a refund of duty paid. The application must include the termination notice and proof of payment. Refunds are generally available within 12 months of the rescission.
Do I pay stamp duty when adding my spouse to title?
For your principal place of residence, the Spousal Exemption typically applies — meaning no duty is charged when adding a spouse to title. Investment property transfers between spouses are not exempt and attract duty on the share being transferred.
Can stamp duty be included in my home loan in VIC?
Not directly — duty must be paid from your own funds at settlement. Some buyers structure their deposit to cover both the deposit requirement and stamp duty. The borrowing capacity calculator models the total cash needed at settlement. Sources
The sources behind this calculator
- Revenue NSW — Transfer duty — the NSW transfer duty scale the rent-vs-buy page applies, alongside each other state's published scale
- Moneysmart — Buying a house — the upfront costs of buying: deposit, duty, lenders mortgage insurance and conveyancing
- Moneysmart (ASIC) — the regulator's guidance on buying, borrowing and lenders mortgage insurance
Last checked: September 2026. Duty scales are the state revenue offices' own; they change at each state budget and are verified against the office when they do.