Victorian Stamp Duty Calculator

Stamp duty on an $800,000 established home in Victoria is $43,070, and you pay it at settlement. Move the price, the buyer or the contract date, and that figure moves with it.

That is what the calculator below is for. Enter the price and your situation and it applies the State Revenue Office rates for 2026-27, including the first home buyer and off-the-plan concessions.

Under it sit the current rate tables, what duty comes to at common Melbourne and Geelong prices, and the concessions that change the answer.

Current as at 9 September 2026. This is general information about Victorian law, not advice on your contract.

Stamp Duty Calculator

Victorian stamp duty rates for 2026-27

Stamp duty is formally called land transfer duty, and Victoria charges it on a sliding scale. There are two schedules, and knowing which one applies to you matters more than reading either table closely.

The general rates cover investment properties, holiday homes, vacant land, commercial property, and any home worth more than $550,000. The principal place of residence rates are a discount for a home you will live in, and they stop at $550,000.

Dutiable value	Duty payable
$0 to $25,000	1.4% of the dutiable value
$25,001 to $130,000	$350 plus 2.4% of the amount over $25,000
$130,001 to $960,000	$2,870 plus 6% of the amount over $130,000
$960,001 to $2,000,000	5.5% of the whole dutiable value
Over $2,000,000	$110,000 plus 6.5% of the amount over $2,000,000

Dutiable value	Duty payable
$0 to $25,000	1.4% of the dutiable value
$25,001 to $130,000	$350 plus 2.4% of the amount over $25,000
$130,001 to $440,000	$2,870 plus 5% of the amount over $130,000
$440,001 to $550,000	$18,370 plus 6% of the amount over $440,000

Both schedules run off the dutiable value, which is the price you pay or the market value, whichever is higher.

The rate that applies is the one in force on the day you sign the contract, not the day you settle. That is why the calculator asks for a contract date.

What stamp duty costs at common Victorian prices

These figures come from the same engine as the calculator above, and they are checked against the State Revenue Office calculator (last verified 2026-08-03).

They assume an established home bought by an Australian citizen or permanent resident, with no off-the-plan deduction.

Purchase price	Investor or second home	Home you live in	First home buyer
$500,000	$25,070	$21,970	$0
$600,000	$31,070	$31,070	$0
$650,000	$34,070	$34,070	$11,356
$700,000	$37,070	$37,070	$24,713
$750,000	$40,070	$40,070	$40,070
$800,000	$43,070	$43,070	$43,070
$900,000	$49,070	$49,070	$49,070
$1,000,000	$55,000	$55,000	$55,000
$1,200,000	$66,000	$66,000	$66,000
$1,500,000	$82,500	$82,500	$82,500

Two prices come up more than any others. Stamp duty on a $700,000 house in Victoria is $37,070 at the standard rate, or $24,713 for an eligible first home buyer.

On a $1,000,000 house it is $55,000, because above $960,000 the 5.5% rate applies to the whole value.

First home buyer stamp duty in Victoria

First home buyers pay no duty at all on a home valued at $600,000 or less. Between $600,000 and $750,000 the duty phases in on a sliding scale.

Above $750,000 there is no first home buyer relief left, so the band between those two figures is where your number is decided.

Purchase price	Duty without concession	First home buyer pays	Saving
$600,000	$31,070	$0	$31,070
$625,000	$32,570	$5,428	$27,142
$650,000	$34,070	$11,356	$22,714
$675,000	$35,570	$17,785	$17,785
$700,000	$37,070	$24,713	$12,357
$725,000	$38,570	$32,141	$6,429
$750,000	$40,070	$40,070	$0

The saving shrinks quickly across that band. Buying at $650,000 rather than $700,000 is the difference between $11,356 and $24,713 in duty, so where an asking price sits inside the band is worth negotiating over.

To qualify you must be at least 18 and an Australian citizen or permanent resident, and you must move in within 12 months of settlement and live there for 12 continuous months.

The ownership test is more specific than the “never owned property” rule most people expect. Under the State Revenue Office rule, owning a residential home in Australia before 1 July 2000 rules you out, and so does owning one on or after that date and living in it for six continuous months or more. That test covers your spouse or partner as well as you, and having already received a First Home Owner Grant is a separate disqualifier. The exemption and the grant are two different things with two sets of rules, and our first home buyers page explains both.

Concessions the calculator applies

Four of these five are built into the calculator. Pensioner and concession cardholder duty is the exception.

• Principal place of residence. The discounted schedule for a home you will live in, up to $550,000. At $550,000 it saves $3,100 against the general rate.
• First home buyer exemption and concession. No duty to $600,000, phasing in to $750,000, as set out above.
• Off-the-plan concession. Construction costs incurred after the contract date come off the dutiable value. The ongoing concession is for home buyers and first home buyers within the usual caps. A temporary version for strata apartments and townhouses is open to all buyers, including investors, for contracts signed before 21 April 2027. Our off-the-plan stamp duty calculator works the deduction through in detail.
• Foreign purchaser additional duty. An extra 8% of the full price for buyers who are not Australian citizens or permanent residents. On an $800,000 home that takes the total to $107,070. Where an off-the-plan deduction applies, the surcharge is still charged on the original price.
• Pensioner and concession cardholders. Eligible cardholders get a one-off exemption to $600,000 and a concession to $750,000. The SRO runs a separate calculator for this, so ours sends you straight to it rather than estimate.

When stamp duty is paid in Victoria

Duty is paid at settlement.

Your conveyancer lodges the transfer through the State Revenue Office’s Duties Online system, and the duty is drawn from your funds on the day, in the same electronic settlement workspace as the purchase price.

The SRO allows 30 days from settlement before penalty tax and interest apply. In practice, though, you never see a separate bill, because the figure sits on your settlement statement alongside the price, the adjustments and the registration fees.

Because the rate is fixed by the contract date, a concession that is due to end, like the temporary strata concession, is secured by signing before the cut-off, not by settling before it.

That is one of the things we check when we review a contract and Section 32 for a buyer.

How this calculator works

The calculator picks the right schedule for your contract date and situation, applies any concession you qualify for, and shows the working: duty before concession, the concession, and the total payable at settlement.

Rates and thresholds are stored as dated data rather than typed into the code, so a state budget change is a single update.

Our figures are checked against the State Revenue Office’s own calculator across a range of prices and buyer types, and at every price and buyer type we check, the two agree.

The check repeats on a schedule, because thresholds move with each state budget, and the date of the last check is shown under the calculator.

Three thresholds worth knowing

$600,000. First home buyers pay no duty at or below this figure. A dollar over and duty starts phasing in, so it is worth negotiating around.

$750,000. The top of the first home buyer concession. Above it there is no first home buyer relief at all.

$960,000. The one that catches people out. Duty at $960,000 is $52,670; one dollar more and it is $52,800, because the 5.5% rate applies to the whole dutiable value, not just the amount above the threshold.

What it does not cover

Pensioner and concession cardholder duty is worked out by a separate State Revenue Office calculator, so this page sends you there for it.

The calculator also does not handle corporate reconstructions, trusts with unusual structures, or foreign purchasers buying jointly with an Australian resident. Those need a person, not a form.

Frequently asked questions

How much is stamp duty on a $700,000 house in Victoria?

$37,070 at the standard rate for a contract signed in 2026-27. An eligible first home buyer who will live in the home pays $24,713, because $700,000 sits inside the $600,000 to $750,000 concession band.

How much is stamp duty on a $1,000,000 house in Victoria?

$55,000. Between $960,001 and $2,000,000 duty is a flat 5.5% of the whole dutiable value, so there is no first home buyer or principal place of residence relief at this price.

How do I calculate stamp duty in Victoria?

Find the bracket your dutiable value falls in, take the base amount for that bracket, and add the percentage of the value above the bracket’s lower limit. Between $960,001 and $2,000,000 the rate is a flat 5.5% of the whole value. Then apply any concession you qualify for. The calculator above does all of it for your contract date.

Do first home buyers pay stamp duty in Victoria?

Not on a home valued at $600,000 or less, provided they meet the eligibility rules and move in within 12 months. Between $600,001 and $750,000 they pay a reduced amount on a sliding scale. Above $750,000 they pay full duty.

Is the off-the-plan stamp duty concession still available in Victoria?

Yes. The ongoing concession applies to home buyers and first home buyers within the usual value caps. The temporary concession for strata apartments and townhouses is open to all buyers for contracts signed before 21 April 2027. In both cases the construction costs incurred after the contract date are deducted from the dutiable value.

Who pays stamp duty in Victoria, the buyer or the seller?

The buyer. Duty is a tax on acquiring property, so the seller pays nothing on the transfer. Sellers have their own costs, such as the mortgage discharge and any adjustments, but land transfer duty is not one of them.

For the full picture on how duty works and every concession available, read our guide to stamp duty in Victoria. If this is your first home, the first home buyer concession is the biggest single thing that moves your number, and one clause in a contract can put it at risk.

Send us the Section 32 and Contract of Sale and we will read them free within 24 hours and tell you whether the concession you are counting on actually applies. Already signed? Our cooling-off period calculator works out how long you have to change your mind.