Stamp duty calculator Victoria
What is stamp duty in Victoria?
Stamp duty, also known as land transfer duty, is a state tax you pay when you buy property in Victoria. Most residential home purchases attract stamp duty in Victoria, whether they’re purchased at auction, through a private sale or sub-sales. It can also apply when you acquire property through a gift, lease, trust arrangement or a change in beneficial ownership.
Stamp duty is a major upfront cost, so you’ll need to make sure you budget for stamp duty on top of your deposit and other property buying costs such as registration fees, building and pest inspection, and lenders mortgage Insurance (if borrowing more than 80% of the property value) to avoid a shortfall at settlement.
How does stamp duty work in Victoria?
Stamp duty in Victoria is calculated as a percentage of the purchase price or the market value of the property, whichever is greater, and generally paid around settlement.
Stamp duty isn’t a flat tax, and in Victoria a wide range of exemptions and concessions apply. The amount of stamp duty you pay depends on:
- the value of the property
- whether the property is your own home
- whether you are eligible for any exemptions or concessions
- whether you are a foreign purchaser.
It is usually paid at settlement, though you may have up to 30 days after settlement to pay. In most cases, your solicitor or conveyancer will calculate the duty and arrange payment on your behalf. If it isn’t paid within this timeframe, penalty tax and interest may apply, and the transfer of the property title generally won’t be finalised until it’s paid.
Like to hear more about stamp duty? You might want to hear this explained in more detail from Selling Houses Australia host, Andrew Winter.
Andrew Winter
Home Loans
Video Transcript
Hi, I’m Andrew Winter, host of Selling Houses Australia.
As someone who’s no stranger to the homebuying process, I’m well aware of what kinds of costs
I’ll have to deal with if I buy a property. But there are plenty of homebuying costs that
can catch first home buyers unawares, and the largest of these will typically be your transfer
duty – or ‘stamp duty’ as it’s often called. Stamp duty is a government tax that’s charged
whenever legal ownership of a property is transferred between two parties as part of a sale.
It’ll often cost the buyer – that’s you! – thousands, or even tens of thousands of dollars,
so it’s definitely a cost worth keeping in mind, and budgeting generously for.
Now, each state and territory charges different amounts of stamp duty on
different property value thresholds. So, you’ll need to make sure you’ve
looked at the specific rates and thresholds for where you live, to get an accurate idea
of what your stamp duty bill could look like. When it comes time to pay your stamp duty
which will usually be at settlement – you’ll typically be paying it completely out of pocket. Ouch.
The only exceptions I’d point out would be first home buyers, who are often eligible
for some sort of stamp duty discount or exemption. But even those aren’t guaranteed – you’ll need to
check what’s on offer in your state or territory, as well as with your conveyancer in order to
figure out the applicable government fees. Luckily, Compare the Market can help you
both understand how stamp duty is charged where you live, and then calculate your
payable stamp duty once you’re ready to buy. Their home loan comparison tool lets you specify
the property you’d like to buy, along with what you’re planning on using it for and your
particular buying circumstances, and then tells you how much stamp duty you’d pay on the purchase.
So, whether you’re a first home buyer or a seasoned property expert, Compare the Market
can help you with your next property journey – they make it as easy as comparing home loans.
Our VIC stamp duty calculator
Expert tips for stamp duty in Victoria
As our General Manager of Money, Stephen Zeller understands that homebuyers might have a lot of questions about stamp duty and how it works – with that in mind, here are his three top tips regarding stamp duty in Victoria.
Stephen Zeller
General Manager – Money
Calculate your stamp duty correctly
Different parts of Australia charge different amounts and rates of duty. This means that when you’re calculating your estimated stamp duty payable, it’s important to make sure you’ve selected the right state or territory. Otherwise, you could end up being way off base with your estimations.
Know how much you’ll pay
It can be easy to overlook or underestimate your stamp duty costs when totalling your homebuying expenses, so make sure you’ve done your research and understand how much stamp duty you’ll likely have to pay on a given property purchase. Make sure to do your research, as any savings you can make on government fees could have a meaningful impact on your overall property purchasing costs.
Our expert brokers are here to help
If you’re unsure about what possible stamp duty exemptions or concessions you might be eligible for, feel free to contact our team of expert mortgage brokers. They’ll be able to tell you what options may be available to you based on your own individual circumstances, as well as help you figure out how much stamp duty you might have to pay.
How to calculate stamp duty in Victoria?
Stamp duty in Victoria is calculated based on the dutiable value of the property being purchased, which is usually the price you paid for the property (or its market value if that is more).1 It’s applied using a sliding scale, meaning the more expensive the property, the higher the rate of stamp duty you’ll pay.
As of May 2026, general stamp duty rates start at 1.4% and rise to 6.5% for properties valued at $200,000 or more.
Victoria has two main sets of rates: concessional rates for principal places of residence and general rates for investment properties, set by Victoria’s State Revenue Office.
The current stamp duty rates for principal places of residence in Victoria (as of March 2026) are listed in the table below, and apply to contracts entered into on or after 6 May 2008.2
| Dutiable value range | Rate |
|---|---|
| $0 – $25,000 | 1.4% of the dutiable value of the property |
| > $25,000 – $130,000 | $350 plus 2.4% of the dutiable value in excess of $25,000 |
| > $130,000 – $440,000 | $2,870 plus 5% of the dutiable value in excess of $130,000 |
| > $440,000 – $550,000 | $18,370 plus 6% of the dutiable value in excess of $440,000 |
| More than $550,000 | The principal place of residence concessional rate does not apply. You’ll be charged at the relevant general land transfer duty rates. Please refer to the next table for the general land transfer duty rates. |
The general rates of stamp duty as of May 2026 apply to contracts entered into on or after 1 July 2021 and are listed in the table below.3
| Dutiable value range | Rate |
|---|---|
| $0 – $25,000 | 1.4% of the dutiable value of the property |
| > $25,000 – $130,000 | $350 plus 2.4% of the dutiable value in excess of $25,000 |
| > $130,000 – $960,000 | $2,870 plus 6% of the dutiable value in excess of $130,000 |
| > $960,000 – $2,000,000 | 5.5% of the dutiable value |
| More than $2,000,000 | $110,000 plus 6.5% of the dutiable value in excess of $2,000,000 |
It’s worth noting that you may be eligible for certain exemptions and concessions that can affect how much stamp duty you’ll pay. You should do your own research or speak to one of our expert mortgage brokers to check any exemption or concession you think you might be eligible for.
What property types does stamp duty apply to in Victoria?
In Victoria, you generally pay stamp duty if you purchase, acquire or otherwise become an owner of property in any way, such as through a lease, trust or gift. 
For example, stamp duty is payable on:4
- residential properties (including first homes over a certain value)
- investment properties
- holiday homes and secondary residences
- off-the-plan purchases
- primary production land.
However, as mentioned, Victoria offers several different stamp duty concessions and exemptions. You may be eligible for one depending on your buying circumstances, the intended purpose of the property you’re buying (i.e. whether you’re an owner-occupier or an investor) and the value of the property in question.
Do foreign purchasers pay stamp duty in Victoria?
Yes, although foreign buyers will actually pay more in stamp duty than local residents. Foreigners buying property in Victoria (whether they’re a resident, company or trust) must pay an additional 8% foreign purchaser duty, on top of the regular stamp duty that’s applicable.5
Generally, the extra foreign purchaser duty applies to anyone who is not an Australian citizen, permanent resident or a New Zealand citizen (if they meet residency requirements). However, there may be exemptions in certain situations, such as transfers through a deceased estate or when a foreign purchaser acquires residential property from their domestic partner as a principal place of residence.
What stamp duty concessions and exemptions are available in Victoria?
Victoria offers several stamp duty concessions based on the type of property, the buyer and how the property is used, with significant savings available for first home buyers and owner-occupiers.5
Some of the key Victorian concessions and exemptions include:
- First home buyers: First home buyers may qualify for a full stamp duty exemption or a concession, as well as access to the First Home Owner Grant, depending on the property value and eligibility criteria. If you are a first home buyer, you pay no duty on homes up to $600,000, and a reduced duty rate for homes between $600,001 and $750,000.
- Principal place of residence: Owner-occupiers may be eligible for a concession when purchasing a property under $550,000 to live in as their primary home. This concession is available to buyers who meet eligibility requirements, such as moving in within 12 months of settlement and living in the property as their principal place of residence for at least 12 continuous months.
- Transfers between spouses or partners: Transfers of residential property between spouses or domestic partners may be exempt from stamp duty if the property is the principal place of residence and relevant conditions are met. Transfers due to a relationship breakdown are also generally exempt.
- Off-the-plan purchases: Buyers purchasing eligible off-the-plan apartments, units or townhouses may pay reduced stamp duty.
- Pensioners and concession card holders: Eligible pensioners and concession card holders may receive a once-only exemption or concession when buying a home to live in.
- Primary production land: Concessions or exemptions may apply to eligible young farmers purchasing their first farm or when farming land is transferred within families, provided the land continues to be used for primary production.
Concessions or exemptions may also be available to those purchasing property in regional Victoria for commercial, industrial or extractive industry purposes and those who hold a valid Commonwealth concession card.
Do first home buyers pay stamp duty in Victoria?
First home buyers in Victoria generally don’t need to pay stamp duty if their property is valued at $600,000 or less. For first homes valued between $600,001 and $750,000, a reduced rate applies, while first properties valued at over $750,001 attract standard stamp duty rates.
Similar to how stamp duty is normally calculated, the first home buyer duty concession is applied on a sliding scale. The closer your property’s value is to $600,000, the less stamp duty you’ll need to pay. The concession applies to new homes, established homes and vacant land.
The table below demonstrates how much first home buyers could save on stamp duty at a range of different dutiable values.6
| Dutiable value ($) | Normal duty ($) | Duty after concession ($) |
|---|---|---|
| 605,000 | 31,370 | 1,045 |
| 625,000 | 32,570 | 5,428 |
| 650,000 | 34,070 | 11,356 |
| 675,000 | 35,570 | 17,785 |
| 700,000 | 37,070 | 24,713 |
| 725,000 | 38,570 | 32,141 |
| 745,000 | 39,770 | 38,444 |
The stamp duty exemption and concessions for first home buyers are also available for vacant land, but it must be bought with the purpose of building a principal place of residence on it.
Note that any stamp duty exemption or concession you receive is separate from Victoria’s First Home Owner Grant. You may be able to receive both a first home buyer grant and a stamp duty concession or exemption, depending on your individual circumstances.
Are pensioners exempt from paying stamp duty in Victoria?
Yes, eligible pensioners can receive a one-off stamp duty exemption or concession when buying a property in Victoria, provided the property is valued at no more than $750,000 and is used as their principal place of residence.7
You must hold a valid Commonwealth concession card and, in most cases, be the primary cardholder.
When is stamp duty payable in Victoria?
Stamp duty is payable in Victoria within 30 days of settlement, although it’s often paid as part of the settlement process. Failure to pay within 30 days may result in a penalty tax and interest. Interest is charged at the market rate (which is adjusted every July) plus an 8% premium every year on any unpaid stamp duty.
The interest rate as of May 2026 until 30 June 2026 is 11.78%, which is the premium rate of 8% plus the current market rate of 3.78%.8 As an example, this means you’d incur an additional $1,178 in tax for every year you didn’t pay a $10,000 stamp duty bill and, depending on the circumstances, penalty tax rates could also apply.
If you’re buying a home with the assistance of a lender via a home loan, your conveyancer generally requires you to have your stamp duty sorted and paid as part of your upfront costs, which are then processed and settled on settlement day.
Where do I pay stamp duty in Victoria?
Stamp duty in Victoria is paid to the State Revenue Office. Your conveyancer or solicitor will generally arrange the payment on your behalf as part of the settlement process.
However, it’s still important to confirm this or request a duty statement, as fees may apply if they don’t pay your stamp duty in time.
Meet our home loans expert, Stephen Zeller
Stephen has more than 30 years of experience in the financial services industry and holds a Certificate IV in Finance and Mortgage Broking. He’s also a member of both the Australian and New Zealand Institute of Insurance and Finance (ANZIIF) and the Mortgage and Finance Association of Australia (MFAA).
Stephen leads our team of Mortgage Brokers, and reviews and contributes to Compare the Market’s banking-related content to ensure it’s as helpful and empowering as possible for our readers.
1 State Revenue Office Victoria. Dutiable value of a property. Accessed May 2026.
2 State Revenue Office Victoria. Principal place of residence duty rates. Accessed May 2026.
3 State Revenue Office Victoria. Non-principal place of residence duty rates. Accessed May 2026.
4 State Revenue Office Victoria. Land Transfer Duty. Accessed May 2026.
5 State Revenue Office Victoria. Foreign purchasers of property. Accessed May 2026.
6 State Revenue Office Victoria. First home buyer duty exemption, concession or reduction. Accessed May 2026.
7 State Revenue Office Victoria. Approved Commonwealth concession cards. Accessed May 2026.
8 State Revenue Office Victoria. Interest rates. Accessed May 2026