Stamp duty in Victoria at a glance
The State Revenue Office calls it land transfer duty. Victoria has three main reliefs for people buying a home to live in. The principal place of residence concession lowers the rates for homes up to $550,000. First home buyers pay no duty up to $600,000 and a proportional amount up to $750,000. Eligible pensioners and concession card holders get the same exemption and concession once. Above $960,000, duty is 5.5% of the whole value, and above $2,000,000 there is a premium rate of 6.5% on the excess.
Victoria also reduces duty on off-the-plan apartments, units and townhouses signed before 21 April 2027 by charging duty only on the land and the construction already done at the contract date. The calculator can't know those amounts, so enter the reduced dutiable value from your contract or the SRO's off-the-plan calculator. Duty is rounded to the nearest dollar. Foreign purchasers pay an 8% additional duty.
How duty is worked out
Duty is charged on the dutiable value: usually the price, or the market value if that is higher (for example a transfer between family members). Each state publishes a sliding scale of brackets. Within a bracket, you pay a fixed amount for the value up to the bracket's lower limit, plus a percentage of the amount above it. Several states charge "per $100 or part of $100", which rounds the excess up to the next $100. The calculator shows the bracket it used and the arithmetic, so you can check it against the revenue office's own figures.
Concessions then reduce the duty: full exemptions up to a price limit, phase-outs that taper the saving to nil, lower rates for owner-occupiers, or a fixed reduction. Each has conditions, usually about living in the property and not having owned one before; the calculator asks them as yes/no questions.
Victoria transfer duty rates
Rates in force from 2025-07-01, for all property. From $960,000 to $2,000,000 duty is 5.5% of the whole value; above $2,000,000 it is $110,000 plus 6.5% of the excess.
| Dutiable value | Duty |
|---|---|
| $0 – $25,000 | $1.4 for each $100 |
| $25,001 – $130,000 | $350 plus $2.4 for each $100 over $25,000 |
| $130,001 – $960,000 | $2,870 plus $6 for each $100 over $130,000 |
| $960,001 – $2,000,000 | $52,800 plus $5.5 for each $100 over $960,000 |
| Over $2,000,000 | $110,000 plus $6.5 for each $100 over $2,000,000 |
First home buyers in VIC
Principal place of residence concession
Lower rates between $130,000 and $550,000 when you will live in the property. Above $550,000 general rates apply.
- You'll move in within 12 months of settlement and live there for 12 continuous months
Worked examples for an established home, from this calculator:
| Price | Duty at general rates | First home buyer pays | Saving |
|---|---|---|---|
| $400,000 | $16,370.00 | $0.00 | $16,370.00 |
| $275,000 | $10,120.00 | $0.00 | $10,120.00 |
| $610,000 | $31,670.00 | $2,111.00 | $29,559.00 |
First home buyer exemption or concession
No duty up to $600,000. Between $600,000 and $750,000, duty = (value − $600,000) ÷ $150,000 × the duty otherwise payable (Duties Act 2000 s 57JA).
- At least one buyer is an Australian or New Zealand citizen or permanent resident
- No buyer (or partner) has owned and lived in a home in Australia for 6 months or more since 1 July 2000
- You'll move in within 12 months of settlement and live there for 12 continuous months
Worked examples for an established home, from this calculator:
| Price | Duty at general rates | First home buyer pays | Saving |
|---|---|---|---|
| $540,000 | $24,370.00 | $0.00 | $24,370.00 |
| $675,000 | $35,570.00 | $17,785.00 | $17,785.00 |
| $830,000 | $44,870.00 | $44,870.00 | $0.00 |
Pensioner and concession card holder exemption or concession
Same thresholds and formula as the first home buyer concession, for eligible concession card holders (s 60). Available once.
- A buyer holds an eligible pensioner or concession card and buys at least 25%
- You'll move in within 12 months of settlement and live there for 12 continuous months
Worked examples for an established home, from this calculator:
| Price | Duty at general rates | First home buyer pays | Saving |
|---|---|---|---|
| $540,000 | $24,370.00 | $0.00 | $24,370.00 |
| $675,000 | $35,570.00 | $17,785.00 | $17,785.00 |
| $830,000 | $44,870.00 | $44,870.00 | $0.00 |
Off-the-plan concession
For off-the-plan strata apartments, units and townhouses signed from 21 October 2024 to 20 April 2027, duty is charged on the contract price less the construction costs still to be done at the contract date. The calculator cannot know those costs; enter the reduced dutiable value from your contract or the SRO's off-the-plan calculator.
Worked examples for a new home, from this calculator:
| Price | Duty at general rates | First home buyer pays | Saving |
|---|---|---|---|
| $400,000 | $16,370.00 | $0.00 | $16,370.00 |
| $650,000 | $34,070.00 | $11,357.00 | $22,713.00 |
| $900,000 | $49,070.00 | $49,070.00 | $0.00 |
First home owner grant: $10,000. First Home Owner Grant: $10,000 for a new home valued up to $750,000. The grant is paid separately and does not reduce duty.
Foreign purchasers
Foreign purchaser additional duty (FPAD): 8% of the dutiable value, on top of general duty, for established homes, new homes, residential land. A foreign natural person (not an Australian citizen and not holding a permanent residence visa; some NZ citizens ordinarily resident are excluded), a foreign corporation (incorporated overseas or foreign-controlled), or a trustee of a foreign trust.
Registration fees
- Transfer registration fee (Land Use Victoria): $114.80 plus $2.34 for each $1,000 (or part) over $0, up to $3,624.00 (2026-27) (unverified). $114.80 plus $2.34 per whole $1,000 of the price, up to $3,624; electronic lodgement may be slightly less.
- Mortgage registration fee: $129.20 (2026-27) (unverified).
When duty is due
Within 30 days of settlement. Your conveyancer or solicitor usually lodges and pays it at settlement from your funds.
Checking the figures
These rules were last checked on 2026-10-29 against State Revenue Office Victoria (SRO). Before you sign, confirm the duty with the official calculator. 8 items could not be confirmed on an official page and are marked unverified:
- Transfer registration fee 2026-27: official guide snippet says $114.80 + $2.34 per whole $1,000, max $3,624 (method unclear); secondary sites say electronic $104.30 + $2.34 per $1,000, cap $3,614. land.vic.gov.au returned 403.
- Mortgage registration fee 2026-27: $129.20 per secondary calculators only.
- Exact earlier end dates of the temporary off-the-plan concession: originally 21 Oct 2025 and then 21 Oct 2026 per memory and vic.gov.au snippet ('extended ... until 20 October 2026'); the Act history shows amendments by No. 24/2025 and No. 22/2026. Current end (contracts before 21 Apr 2027) IS verified.
- A Mondaq/HSF summary claimed the Victorian off-the-plan concession was extended to 30 June 2028; this conflicts with the SRO page and the Act (21 Apr 2027) and is disregarded.
- Nature of the 26 Nov 2025 change for New Zealand citizens (SRO says 'different rules applied' before that date) - details not read.
- Commercial and Industrial Property Tax interaction with duty on non-residential land - not researched.
- When duty is due is described from general knowledge of each office's rules and was not re-checked for this calculator.
- The Victorian PPR and first home buyer concessions are mutually exclusive in practice; the calculator applies whichever gives the lower duty.
Rate changes
- 2008-05-06: Current PPR concession rate table and $550,000 cap apply to contracts from this date.
- 2021-07-01: Premium bracket: over $2,000,000 = $110,000 + 6.5%.
- 2023-07-01: Pensioner/concession cardholder exemption/concession aligned with first home buyer thresholds ($600,000 / $750,000).
- 2024-10-21: Temporary off-the-plan concession for strata lots starts (all purchasers, no cap).
- 2025-11-26: First home buyer eligibility rules for New Zealand citizens changed (details not verified).
- 2026-06-23: Duties Act amended by No. 22/2026: temporary off-the-plan concession extended to contracts before 21 April 2027 (assent date from secondary source).
- 2027-04-21: ANNOUNCED/LEGISLATED END: temporary off-the-plan concession does not apply to contracts on or after this date.