Stamp Duty Calculator VIC FY2026-27
This calculator works out VIC land transfer (stamp) duty on a property purchase — the general rate, the principal place of residence (PPR) concession, and the first home buyer duty exemption or concession — using State Revenue Office Victoria's own FY2026-27 rate tables and thresholds.
Calculate your stamp duty
Duty payable: $11,356 — an effective rate of 1.7% on the property value.
Saving versus the general rate: $0
Not eligible for the first home buyer scheme at this value — it cuts off at $750,000, so the general rate above applies (the same as an investor would pay).
The PPR concession doesn't apply above $550,000 dutiable value — it ceases entirely rather than phasing out, so the general rate above applies instead.
Foreign purchaser additional duty (8%): $0
Transfer registration fee (Land Use Victoria, electronic): $1,626.00
Mortgage registration fee (Land Use Victoria, electronic): $129.20
Total government costs: $13,111.20
Buying or building new? An eligible first home buyer may also qualify for the $10,000 Victorian First Home Owner Grant (new homes up to $750,000) — a grant paid to you, separate from (and on top of) the duty exemption/concession above.
This is general information, not financial or tax advice — consider a registered tax agent, solicitor or conveyancer for guidance specific to your purchase.
Stamp duty by property value and buyer type (FY2026-27)
Duty payable for a range of property values, computed from the engine above. Cells marked † are above the PPR concession's $550,000 cap — the general rate applies with no PPR benefit at all. Cells marked ‡ are above the first home buyer scheme's $750,000 cap — the general rate applies with no first-home benefit at all.
| Property value | General rate | PPR concession | First home buyer |
|---|---|---|---|
| $300,000 | $13,070 | $11,370 | $0 |
| $500,000 | $25,070 | $21,970 | $0 |
| $600,000 | $31,070 | $31,070 † | $0 |
| $650,000 | $34,070 | $34,070 † | $11,356 |
| $745,000 | $39,770 | $39,770 † | $38,444 |
| $960,000 | $52,670 | $52,670 † | $52,670 ‡ |
How this is calculated
VIC land transfer duty is a bracketed, marginal-style schedule: each bracket has a published base amount of duty owed at its floor, plus a marginal rate applied to the exact excess above that floor (no $100 rounding, unlike NSW or QLD). One band (from $960,000 to $2,000,000) is published as a flat percentage of the WHOLE dutiable value rather than a "base plus rate on excess" formula — which creates a genuine small jump in duty payable right at $960,000 (duty at exactly $960,000 uses the bracket below, $52,670; one dollar more jumps to the flat 5.5% rate, $52,800.06). This is a real feature of VIC's own published schedule, not a calculation error on this page.
General (non-PPR) schedule
| Dutiable value | Base duty at floor | Marginal rate on excess |
|---|---|---|
| $0 – $25,000 | $0 | 1.4% |
| $25,000 – $130,000 | $350 | 2.4% |
| $130,000 – $960,000 | $2,870 | 6% |
| $960,000 – $2,000,000 | $52,800 | 5.5% |
| $2,000,000 and over | $110,000 | 6.5% |
Principal place of residence (PPR) schedule
Only applies up to $550,000 dutiable value — above that, the general schedule above applies instead, with no PPR benefit at all.
| Dutiable value | Base duty at floor | Marginal rate on excess |
|---|---|---|
| $0 – $25,000 | $0 | 1.4% |
| $25,000 – $130,000 | $350 | 2.4% |
| $130,000 – $440,000 | $2,870 | 5% |
| $440,000 – $550,000 | $18,370 | 6% |
The first home buyer scheme is a full exemption (zero duty) at or below $600,000, then a
concessional band from $600,000 up to and including $750,000. State Revenue Office Victoria
publishes these thresholds but not a closed-form formula for the band in between — it was
reverse-engineered from SRO's own land transfer duty calculator (multiple values checked).
Unlike NSW's or QLD's equivalent phase, which scales a fraction of the duty at the phase's
UPPER bound, VIC's own formula scales a fraction of the duty AT THE VALUE ENTERED, truncated
to the nearest whole dollar: floor(generalRate(value) × (value − 600,000) ÷
150,000). See this engine's own tests for the full worked evidence ruling out the
other formula shape.
"Total government costs" adds Land Use Victoria's electronic-lodgement fees to duty: registering the transfer costs $104.30 plus $2.34 for every whole $1,000 of consideration (capped at $3,614.00, and the total rounds up to the next whole dollar — the schedule's own wording), and registering a mortgage costs a flat $129.20. Paper lodgement fees are slightly higher and not modelled. The optional foreign purchaser additional duty is 8% of the dutiable value, calculated separately from (and added to) land transfer duty.
Sources
- State Revenue Office Victoria — Land transfer duty, non-PPR (general) current rates — verified 2026-07-10
- State Revenue Office Victoria — Land transfer duty, PPR current rates — verified 2026-07-10
- State Revenue Office Victoria — First home buyer duty exemption or concession — verified 2026-07-10
- State Revenue Office Victoria — Land transfer (stamp) duty calculator (used to verify every duty figure on this page) — verified 2026-07-10
- Land Use Victoria — Transfer of Land Act fees 2026-27 (transfer + mortgage lodgement fees, electronic) — verified 2026-07-14
- State Revenue Office Victoria — Foreign purchaser additional duty current rates (8%) — verified 2026-07-14
Assumptions used here follow the same general approach as ASIC's MoneySmart calculators and may not reflect every personal circumstance — see "What this doesn't model" for specifics.
What this doesn't model
- FPAD exemptions and apportionment. The foreign-purchaser toggle applies the flat 8% foreign purchaser additional duty to the whole dutiable value. It doesn't model exemptions (e.g. Treasurer's discretion for build-to-rent), part-foreign co-purchase apportionment, or the absentee-owner land tax surcharge foreign owners also face annually.
- Off-the-plan duty concession. Eligible off-the-plan contracts can reduce the dutiable value itself (construction costs incurred after the contract date are excluded) — this calculator always treats the entered value as the final dutiable value.
- Regional commercial/industrial/extractive industries property concession. A separate, lower rate applies to eligible regional commercial, industrial or extractive industries property — not modelled here, which assumes ordinary residential property.
- Corporate reconstruction and consolidation concessions. Company restructures can attract separate duty concessions — this calculator assumes an individual buyer.
- Pensioner duty reduction. Eligible pensioner or concession card holders can claim a separate duty reduction instead of (not in addition to) the first home buyer benefit — use SRO's own pensioner calculator for that scenario.
If any of these apply to you, the duty you actually owe will differ from the figures above.
Frequently asked questions
How much is stamp duty on $650k in VIC?
As an investment or other property, land transfer duty on a $650,000 VIC property is $34,070 for FY2026-27. As a first home buyer, the duty exemption/concession scheme cuts that to $11,356 instead — a saving of $22,714. The principal place of residence (PPR) concession for other owner-occupiers only applies up to $550,000 dutiable value, so it wouldn't help at $650,000 — see the next questions for both schemes' thresholds.
What is the principal place of residence (PPR) concession?
The PPR concession is a lower land transfer duty rate table for a home you'll live in, available whether or not it's your first property. It only applies up to $550,000 dutiable value — above that, the concession ceases entirely and the general rate applies instead, with no partial benefit. For example, a $500,000 home under the PPR concession is $21,970, versus $25,070 at the general rate.
First home buyer exemption and concession thresholds?
A first home buyer pays no duty at all on a dutiable value of $600,000 or less. From $600,001 up to $750,000, a reduced amount applies on a sliding scale, based on how far the value sits between those two thresholds. Above $750,000, no first home buyer benefit applies and the general rate is payable — the same rate an investor would pay. New homes, established homes and vacant land intended for a first home all share these same thresholds.
When is VIC land transfer duty payable?
Duty is generally payable within 30 days of the settlement date (or the date of the transfer if there is no settlement). Your conveyancer or solicitor typically arranges lodgement and payment through Duties Online as part of settlement, including any PPR or first home buyer concession claim.
What government fees apply on top of stamp duty in VIC?
Land Use Victoria charges a lodgement fee to register the transfer: for an electronic (PEXA) settlement that's $104.30 plus $2.34 for every whole $1,000 of the price, capped at $3,614.00 ($1,626.00 at $650,000). Registering a mortgage costs a further $129.20. This page adds both to duty in the "Total government costs" line. Paper lodgements cost slightly more, and your conveyancer may also charge PEXA platform fees, which are a private service cost, not a government fee.
Why does my bank's or conveyancer's calculator differ?
Check what each tool includes. This page counts land transfer duty (at whichever rate applies) plus Land Use Victoria registration fees, and can add the 8% foreign purchaser additional duty if you toggle it on. It doesn't model the off-the-plan duty concession (which changes the dutiable value itself), the regional commercial/industrial concession, or the pensioner duty reduction. If a figure differs by more than a rounding difference and none of those explain it, check the property value and buyer-type inputs match exactly.