VIC Stamp Duty Calculator 2026: Transfer Duty and First Home Buyers

Work out Victorian land transfer duty (stamp duty) on a home, investment property or vacant land, including the first home buyer exemption, the home buyer (PPR) concession and the off-the-plan concessions in force in October 2026. On a $700,000 home an investor or repeat buyer pays $37,070, while an eligible first home buyer pays $24,713.33 and nothing at all up to $600,000.

VIC Stamp Duty Calculator

Land transfer duty, first home buyer and off-the-plan concessions · Updated 13 October 2026

$
The price, or the market value if that is higher
Strata means a lot with common property, such as a shared driveway
$
Your vendor gives you this figure
Land transfer duty
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Dutiable value used
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Duty at general rates on the full price
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Your saving
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Duty as a share of the price
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General land transfer duty for contracts from 1 July 2021, still current in October 2026. Foreign purchaser additional duty (8%) and the pensioner concession are not included.

Victorian land transfer duty rates

These general rates apply to contracts signed on or after 1 July 2021 and were still current when we checked the State Revenue Office (SRO) on 13 October 2026. Victoria’s rates are set as percentages of the value rather than as an amount per $100.

SRO Victoria, general (non-PPR) rates
Dutiable valueDuty
$0 – $25,0001.4% of the value
$25,001 – $130,000$350 plus 2.4% of the value over $25,000
$130,001 – $960,000$2,870 plus 6% of the value over $130,000
$960,001 – $2,000,0005.5% of the whole value
Over $2,000,000$110,000 plus 6.5% of the value over $2,000,000

Because the 5.5% band applies to the whole value, duty jumps at $960,000: it is $52,670 at exactly $960,000 but $52,800.06 one dollar higher.

Home buyer (PPR) concession up to $550,000

If you will live in the property as your principal place of residence and its value is between $130,000 and $550,000, lower rates apply. You must move in within 12 months of settlement and live there for 12 months in a row. Anyone can claim it, not only first home buyers.

Dutiable valuePPR concession rate
$130,001 – $440,000$2,870 plus 5% of the value over $130,000
$440,001 – $550,000$18,370 plus 6% of the value over $440,000
Over $550,000Concession not available, general rates apply

First home buyer exemption and concession

  • Up to $600,000: no duty.
  • $600,001 to $750,000: reduced duty on a sliding scale. In practice the general-rate duty is multiplied by (price − $600,000) ÷ $150,000, so the saving shrinks to nothing at $750,000.
  • The home can be new or established, or vacant land to build your first home on (land value only).
  • All buyers must be individuals aged 18 or over, and at least one must be an Australian or New Zealand citizen or permanent resident.
  • You and your spouse or partner must not have received a First Home Owner Grant or first home buyer duty concession before, owned a home in Australia before 1 July 2000, or owned and lived in one for 6 months in a row since then.
  • At least one buyer must move in within 12 months of settlement and live there for 12 continuous months.

Off-the-plan concessions

When you buy off the plan, construction costs incurred after you sign can be taken off the price, so duty is charged on a lower dutiable value. Two versions apply in 2026:

  • Temporary concession for strata properties: apartments, units and townhouses in a strata subdivision with common property, contracts signed on or after 21 October 2024 and before 21 April 2027. Any buyer qualifies, including investors, companies and trusts, and there is no value cap.
  • Ongoing concession: for other off-the-plan purchases such as house-and-land packages, but only for first home buyers (value after the deduction up to $750,000) and other home buyers using the PPR concession (up to $550,000).

Example: an investor signs for a $1,000,000 apartment before construction starts and the vendor confirms $400,000 of construction costs. Duty is charged on $600,000, so it falls from $55,000 to $31,070.

Worked examples

PriceInvestorHome buyer (PPR)First home buyer
$400,000$19,070$16,370$0
$500,000$25,070$21,970$0
$550,000$28,070$24,970$0
$650,000$34,070$34,070$11,356.67
$700,000$37,070$37,070$24,713.33
$750,000$40,070$40,070$40,070
$1,200,000$66,000$66,000$66,000

What this calculator leaves out

  • Foreign purchaser additional duty of 8% on residential property for contracts from 1 July 2019.
  • The pensioner and concession cardholder reduction, which matches the first home buyer thresholds but can be used only once.
  • Transfers between spouses, family farm transfers and commercial or industrial property in the new property tax system.

FAQs

How much is stamp duty on a $600,000 house in Victoria?

$31,070 for an investor or a home buyer who has owned before (the PPR concession stops at $550,000), and nothing for an eligible first home buyer.

When do I pay land transfer duty in Victoria?

Duty is normally paid at settlement through your conveyancer or solicitor, using the SRO’s Digital Duties Form.

Is the off-the-plan concession ending?

The temporary concession for strata apartments and townhouses covers contracts signed before 21 April 2027. Check the SRO website if you are signing close to that date.

Related calculators

Sources

Figures current as of 13 October 2026

Each formula is checked against a separate test sheet with at least three worked examples. Results are estimates based on the numbers you enter and the published rules; your actual figures may differ. This is general information, not financial or tax advice.

Spotted a mistake? Contact us and we will fix it and update the date above.

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