Stamp duty in VIC (land transfer duty) is charged at 1.4% on the first A$25,000, rising to 6% between A$130,000 and A$960,000, 5.5% of the whole value up to A$2 million and A$110,000 plus 6.5% above that. On the general rates a A$600,000 purchase costs A$31,070, a A$900,000 purchase A$49,070 and a A$1.5 million purchase A$82,500. First home buyers pay nothing up to A$600,000 and a reduced amount up to A$750,000.
Victoria’s general duty is higher than in NSW or Queensland at common price points, so the concessions matter. This guide sets out the rate tables as published by the State Revenue Office Victoria (SRO), shows the arithmetic so you can check any stamp duty calculator VIC buyers use, and covers the first home buyer exemption, the principal place of residence concession, the off-the-plan concessions and their end date, foreign purchaser additional duty, the pensioner concession, when duty is paid and the other charges at settlement.
What Transfer Duty VIC Is
Stamp duty Victoria buyers pay is formally called land transfer duty. It is a state tax charged when you buy or acquire land or property in Victoria, and the buyer pays it. The SRO administers it and publishes the rates, concessions and calculators on its website. Duty is worked out on the dutiable value, which is the higher of the purchase price and the market value.
The rate tables below are the SRO figures as reproduced by two independent publishers, Your Property Guide (which states it checked the rates against the SRO on 30 September 2026) and Compare the Market (updated May 2026). Both give identical figures, and Finder’s earlier guide matches them too. Unlike NSW, Victoria does not index its brackets each year, so the general table has been unchanged since 1 July 2021 according to both sources.
Victorian Land Transfer Duty Rates
These general rates apply to investors, buyers who will not live in the property and owner-occupiers above the concession limits.
| Dutiable value |
Land transfer duty |
| Up to A$25,000 |
1.4% of the value |
| A$25,001 to A$130,000 |
A$350 plus 2.4% of the amount over A$25,000 |
| A$130,001 to A$960,000 |
A$2,870 plus 6% of the amount over A$130,000 |
| A$960,001 to A$2,000,000 |
5.5% of the whole dutiable value |
| Over A$2,000,000 |
A$110,000 plus 6.5% of the amount over A$2,000,000 |
Note the odd step at A$960,000: below it you pay a fixed amount plus 6% of the excess, and above it you pay a flat 5.5% of the entire value. The two formulas give similar results around the threshold (A$52,670 at A$960,000 on the lower formula and A$52,800 on the upper).
Worked Examples: A$600,000, A$900,000 And A$1.5 Million
Every stamp duty calculator VIC buyers use applies the same steps: find the bracket, then apply its formula. These figures were calculated from the general table above for an ordinary purchase with no concession.
| Price (dutiable value) |
Bracket |
Arithmetic |
Duty |
| A$600,000 |
A$130,001 to A$960,000 |
A$2,870 + (A$600,000 minus A$130,000 = A$470,000) x 6% = A$2,870 + A$28,200 |
A$31,070 |
| A$900,000 |
A$130,001 to A$960,000 |
A$2,870 + (A$900,000 minus A$130,000 = A$770,000) x 6% = A$2,870 + A$46,200 |
A$49,070 |
| A$1,500,000 |
A$960,001 to A$2,000,000 |
A$1,500,000 x 5.5% |
A$82,500 |
For an eligible first home buyer, the A$600,000 purchase drops to nil. A foreign purchaser would add 8% of the value on top of each figure. If you are weighing suburbs at these price points, our guide to the best suburbs to live in Melbourne shows what different budgets buy before duty is added.
First Home Buyer Stamp Duty VIC
The Victorian Government’s first home buyer page (updated 15 May 2026) confirms that first home buyers pay no stamp duty on a home of A$600,000 or less, and that between A$600,000 and A$750,000 duty is tapered, starting at zero at A$600,000. Above A$750,000 the general rates apply in full.
How The Taper Is Calculated
The published examples from both Finder and Your Property Guide follow a straight line: the general duty multiplied by (price minus A$600,000) divided by A$150,000. Using that method:
| Price |
General duty |
Fraction payable |
First home buyer duty |
| A$600,000 |
A$31,070 |
0 of 150 |
Nil |
| A$650,000 |
A$34,070 |
50 of 150 |
A$11,357 |
| A$700,000 |
A$37,070 |
100 of 150 |
A$24,713 |
| A$725,000 |
A$38,570 |
125 of 150 |
A$32,142 |
| A$750,000 and above |
A$40,070 at A$750,000 |
Full |
General rate |
Finder’s published table shows A$11,356 at A$650,000 and A$32,141 at A$725,000, which differ from the figures above only by rounding. Use the SRO calculator for the exact figure on your contract.
Who Qualifies
The concession is for a home you will live in. According to Your Property Guide, at least one buyer must be an Australian citizen, New Zealand citizen or permanent resident, and you must live in the home for 12 continuous months starting within 12 months of settlement. Finder describes the citizenship test as applying to you and your partner and adds New Zealanders on a special category visa, so check the SRO’s eligibility rules for your situation. Eligible buyers of a new home valued at A$750,000 or less may also receive the A$10,000 First Home Owner Grant, according to the Victorian Government.
Principal Place Of Residence Concession
Any owner-occupier, not only first home buyers, can use the principal place of residence (PPR) concession on a home valued up to A$550,000. Both Your Property Guide and Compare the Market publish the same PPR table, which has applied to contracts since 6 May 2008.
| Dutiable value |
PPR concession duty |
| Up to A$25,000 |
1.4% of the value |
| A$25,001 to A$130,000 |
A$350 plus 2.4% of the amount over A$25,000 |
| A$130,001 to A$440,000 |
A$2,870 plus 5% of the amount over A$130,000 |
| A$440,001 to A$550,000 |
A$18,370 plus 6% of the amount over A$440,000 |
| Over A$550,000 |
Concession does not apply; general rates |
Example: a A$500,000 home you will live in costs A$18,370 plus 6% of A$60,000 (A$3,600), which is A$21,970, compared with A$25,070 on the general rate. Because the cap is A$550,000, the concession does not help at any of the three headline prices in this guide. Finder notes that the buyer must live in the property for at least 12 months, starting within 12 months of taking possession.
Off-The-Plan Concessions
Victoria lets eligible buyers of off-the-plan property deduct construction costs still to be incurred from the dutiable value, so duty is charged on a lower figure. The Victorian Government’s off-the-plan concessions page describes two versions.
| Feature |
Standard concession |
Temporary expanded concession |
| Who can use it |
First home buyers, eligible pensioners and owner-occupiers |
Any buyer, not just first home buyers and owner-occupiers |
| Property types |
Off-the-plan homes |
Apartments, units and townhouses in a strata subdivision with common property; house and land packages excluded |
| Value limit |
Reduced value under A$750,000 (first home buyers) or under A$550,000 (pensioners and owner-occupiers) |
No value cap |
| Deduction |
Remaining construction costs |
100% of remaining construction and refurbishment costs |
| Contract dates |
Ongoing |
From 21 October 2024; see end date below |
The end date needs care. The temporary concession was first due to finish on 20 October 2026. The same government page says the 2026-27 Victorian Budget (5 May 2026) extended it to 20 April 2027, subject to legislation. The SRO reports that the Building Legislation and Treasury Legislation (Tax Relief) Amendment Act 2026 received Royal Assent on 23 June 2026, and RealEstateCalc’s summary of the Act says eligible contracts must be entered into on or after 21 October 2024 and before 21 April 2027. Confirm the current end date with the SRO before relying on it, especially if you are signing close to April 2027.
The government’s own example is a A$620,000 apartment bought before construction starts, where duty falls from about A$32,000 to about A$4,000. Foreign purchaser additional duty is worked out before the off-the-plan concession is applied, according to the same RealEstateCalc summary.
Foreign Purchaser Additional Duty
Foreign purchasers of residential property in Victoria pay foreign purchaser additional duty of 8% of the dutiable value on top of ordinary duty. Both Your Property Guide and Compare the Market give the 8% rate, and Your Property Guide dates it to contracts from 1 July 2019. On a A$900,000 home a foreign buyer pays A$49,070 plus A$72,000, a total of A$121,070.
Pensioner Exemption And Concession
Eligible pensioners can get a once-only exemption or concession on a home they will live in, valued at no more than A$750,000, according to both Finder and Compare the Market. Finder lists the qualifying cards as a Pensioner Concession Card, a Commonwealth Seniors Health Card, a DHS or DVA Health Care Card, or a DVA Gold Card, held at settlement. You must not have received the concession before and must buy at market value. Neither source sets out the split between full exemption and partial concession within that range, so use the SRO calculator to see which applies at your price.
When Duty Is Due And How It Is Paid
Consumer Affairs Victoria says duty is usually paid at settlement but the buyer has up to 30 days after settlement to pay. If it is not paid in time, penalty tax and interest may apply, and the buyer cannot get title until the duty is paid.
In practice your conveyancer or lawyer lodges the transaction through the SRO’s Duties Online system, which works out the assessment and any concessions, and the duty is paid from your settlement funds. Concession claims rely on the declarations made in that lodgement, so make sure your representative knows if you are a first home buyer, an owner-occupier, a pensioner or a foreign purchaser. What they charge for this work is covered in our guide to conveyancing fees in Victoria.
Other Government Charges At Settlement
Land Use Victoria charges fees to register the transfer and any mortgage. Its statutory fees were indexed on 1 July 2026, as noted in its customer information bulletin 239, and it publishes a 2026-27 fee guide and a transfer of land fees calculator. Ask your conveyancer for the exact transfer and mortgage registration fees for your price.
| Charge |
Who pays |
Amount |
| Land transfer duty |
Buyer |
General rate, PPR or first home buyer rate |
| Foreign purchaser additional duty |
Foreign buyers |
8% of dutiable value |
| Transfer registration fee |
Buyer |
Set by Land Use Victoria’s 2026-27 schedule |
| Mortgage registration fee |
Borrower |
Set by Land Use Victoria’s 2026-27 schedule |
Also budget for building and pest inspections, council and water adjustments, lender fees and the move itself. Prices for removalists in Melbourne depend heavily on volume, stairs and distance.
How Victoria Compares With NSW
NSW figures use Revenue NSW’s 2026/27 transfer duty table and the First Home Buyers Assistance Scheme.
| Measure |
Victoria |
New South Wales |
| General duty on A$600,000 |
A$31,070 |
A$21,187 |
| General duty on A$900,000 |
A$49,070 |
A$34,687 |
| General duty on A$1,500,000 |
A$82,500 |
A$63,787 |
| First home buyer full exemption |
Up to A$600,000 |
Homes up to A$800,000 |
| First home buyer concession |
Up to A$750,000 |
Below A$1,000,000 |
| Foreign buyer surcharge |
8% |
9% |
| Brackets indexed yearly |
No |
Yes |
Victorian buyers pay noticeably more on the general rate at every price in the table, while foreign buyers face a slightly lower surcharge than in NSW.
What Drives The Cost
- Price band. The 6% rate between A$130,000 and A$960,000 makes duty climb quickly through the middle of the market.
- First home buyer status. It removes duty up to A$600,000 and reduces it up to A$750,000.
- Owner-occupation. The PPR concession helps only up to A$550,000.
- Off-the-plan timing. Buying a strata apartment or townhouse off the plan before construction can cut the dutiable value sharply while the temporary concession runs.
- Residency. Foreign purchasers add 8% of the value.
- Concession cards. Eligible pensioners can get a once-only exemption or concession up to A$750,000.
For the other services a move involves, our Melbourne services hub brings the relevant guides and lists together.
Step By Step Checklist
| Step |
What to do |
When |
| 1 |
Estimate general duty on your price range with the table or the SRO calculator |
Before you set a budget |
| 2 |
Check first home buyer, PPR, pensioner and off-the-plan eligibility |
Before you make offers |
| 3 |
For off-the-plan, confirm the contract date falls inside the concession window |
Before you sign |
| 4 |
Tell your conveyancer which concessions you are claiming and whether any buyer is foreign |
At contract review |
| 5 |
Set aside duty and registration fees in cleared funds |
Before settlement |
| 6 |
Confirm duty is paid at settlement, or within 30 days after |
Settlement day |
| 7 |
Move in on time and stay 12 months if you claimed an owner-occupier concession |
After settlement |
Frequently Asked Questions
How Much Is Stamp Duty In VIC On A A$700,000 House?
On the general rate it is A$2,870 plus 6% of A$570,000 (A$34,200), which is A$37,070. An eligible first home buyer pays about A$24,713 because the concession tapers between A$600,000 and A$750,000: A$37,070 multiplied by 100,000 divided by 150,000. The PPR concession does not apply because the price is above A$550,000. A foreign purchaser would add A$56,000. Registration fees are extra.
Do First Home Buyers Pay Stamp Duty In Victoria?
Not on a home of A$600,000 or less. Between A$600,000 and A$750,000 first home buyer stamp duty VIC is tapered, starting from zero and rising to the full general rate at A$750,000. Above that, there is no first home buyer reduction. You need to live in the home for 12 continuous months, starting within 12 months of settlement, and meet the citizenship or residency test.
Is There A Stamp Duty Calculator VIC Buyers Can Rely On?
The SRO publishes a land transfer duty calculator that applies the general rates and the concessions, and it is the reference your conveyancer’s figure should match. Comparison site calculators are fine for early budgeting. You can also check a result by hand: for any price between A$130,000 and A$960,000, take A$2,870 and add 6% of the amount above A$130,000.
Is Transfer Duty VIC The Same As Stamp Duty?
Yes. The SRO calls it land transfer duty, and most people call it stamp duty. Both terms mean the same state tax on buying or acquiring property in Victoria. You may also see it called transfer duty VIC in bank and comparison site material. The rates, concessions and payment rules described here apply whichever name is used.
Is The Off-The-Plan Stamp Duty Concession Still Available?
The standard concession for first home buyers, pensioners and owner-occupiers continues. The temporary expanded concession for strata apartments, units and townhouses, with no value cap and open to investors, started on 21 October 2024. The 2026-27 Budget extended it to 20 April 2027, and a summary of the tax relief Act that received assent on 23 June 2026 gives the same date. Confirm with the SRO before you sign.
When Do You Pay Stamp Duty In Victoria?
Usually at settlement. Consumer Affairs Victoria says the buyer has up to 30 days after settlement to pay, and late payment can attract penalty tax and interest. You cannot receive title until the duty is paid. Your conveyancer lodges the transaction through the SRO’s Duties Online system and pays the duty from your settlement funds.
How Much Stamp Duty Do Foreign Buyers Pay In Victoria?
Foreign purchasers pay an additional 8% of the dutiable value on residential property, on top of normal land transfer duty. On a A$600,000 apartment that is A$48,000 plus A$31,070, a total of A$79,070. According to a summary of the 2026 tax relief Act, the surcharge is worked out before any off-the-plan concession is applied.
The Short Version
- Victorian general duty is A$2,870 plus 6% above A$130,000 up to A$960,000, then 5.5% of the whole value to A$2 million.
- General duty is A$31,070 on A$600,000, A$49,070 on A$900,000 and A$82,500 on A$1.5 million.
- First home buyers pay nothing up to A$600,000 and a tapered amount up to A$750,000; the PPR concession only helps up to A$550,000.
- The temporary off-the-plan concession for strata apartments and townhouses runs to 20 April 2027 for contracts, subject to SRO confirmation.
- Foreign purchasers add 8%, and duty is paid at settlement or within 30 days after.
This guide is general information, not legal or financial advice; confirm current figures with the State Revenue Office Victoria or your conveyancer before you sign.
