Tax & government Australia
Stamp Duty Calculator VIC
Victoria calls it land transfer duty, and it has two rate tables: general rates, and a lower table for a principal place of residence up to $550,000. This calculator picks the right one for your purchase and applies the first home buyer exemption.
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Stamp duty payable
—Duty on the schedule
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Concession or exemption
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Foreign purchaser surcharge
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Share of the price
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How the duty is built
Working with a different rate? Edit the rates this calculator uses
These are the figures we verified on 2026-10-26. Change them to work with a historic period, or with a new rate that has been announced but which we have not published yet.
SRO Victoria
SRO Victoria
State revenue office; check the current rate
One band per line as from, fixed amount, rate %: the tax is the fixed amount plus the rate on the value above “from” for the highest band reached. Use it for an earlier year, a proposed schedule or a rate we have not published. Leave it empty to use the verified schedule.
An estimate, not an assessment. An estimate from the published schedule. Duty depends on your contract, the dutiable value and the concessions you qualify for, and rules change. Confirm the figure with the state revenue office's own calculator or your conveyancer before you rely on it.
How much stamp duty do I pay in Victoria?
Stamp duty in Victoria is worked out on the purchase price using the state's published schedule. On $700,000 it is about $37,070 at the owner-occupier rate, with exemptions or concessions for some first home buyers. It is paid by the buyer, usually at settlement.
The Victoria schedule
General: $0 to $25,000 at 1.4%; $25,001 to $130,000: $350 plus 2.4%; $130,001 to $960,000: $2,870 plus 6% $960,001 to $2,000,000: 5.5% of the whole value; over $2,000,000: $110,000 plus 6.5% over $2,000,000 Principal place of residence up to $550,000: 1.4% to $25,000; $350 plus 2.4% to $130,000; $2,870 plus 5% to $440,000; $18,370 plus 6% over $440,000
Bands apply to the part of the price inside each one, so the top rate is not charged on the whole price except where the schedule says it is.
Concessions and exemptions
The exemption is full up to the first limit, and between the limits a reduced duty applies. The tool estimates it by a straight line, which is an approximation; the SRO calculator gives the exact figure. A foreign purchaser also pays an additional 8% on the value.
To work out what you can borrow after paying duty, use the mortgage calculator.
How this is calculated
The published schedule, applied band by band.
duty = the fixed amount for your band + the marginal rate × the part of the price above the band's lower limitGeneral: $0 to $25,000 at 1.4%; $25,001 to $130,000: $350 plus 2.4%; $130,001 to $960,000: $2,870 plus 6%$960,001 to $2,000,000: 5.5% of the whole value; over $2,000,000: $110,000 plus 6.5% over $2,000,000Principal place of residence up to $550,000: 1.4% to $25,000; $350 plus 2.4% to $130,000; $2,870 plus 5% to $440,000; $18,370 plus 6% over $440,000
Victoria is unusual in applying a flat percentage to the whole value once you pass $960,000, so duty jumps rather than rising smoothly at that point. The principal place of residence concession stops at $550,000: a home worth $551,000 pays the general rate on the whole price.
First home buyers pay nothing up to $600,000 and a reduced amount up to $750,000.
A worked example
A $700,000 home that is not a first home, bought by a buyer with no concessions.
- Purchase price$700,000
- Duty at the general rates$37,070.00
- Duty as a home you will live in$37,070.00
- Saving from the home concession$0.00
- Duty as a share of the price5.30%
$37,070 of duty on a $700,000 purchase, 5.30% of the price.
The calculator shows each step above so you can check it against the revenue office's calculator.
What duty is based on
Victoria charges duty on the greater of the price paid and the market value of the property. Transfers between family members, gifts and off-the-plan purchases can be assessed differently. Land, a house, and often GST-inclusive prices are treated as one dutiable value.
Extra costs when you buy
Duty is only part of the upfront cost. Budget for conveyancing, a building and pest inspection, lender fees, mortgage registration and transfer fees, and loan insurance if your deposit is under 20%. These vary, so ask your lender and conveyancer for quotes.
What this calculator does not do
- The general schedule for residential purchases
- Concession rules are limited to those described on this page
- Off-the-plan, family transfers and land-only concessions are not modelled
- Duty on the "$100 or part of $100" basis may be a few dollars higher in some states
Common questions
How is stamp duty calculated in Victoria?
Duty is charged on the greater of the price and the market value, using the state's schedule of bands. This calculator applies the current published bands and shows each step.
Who pays stamp duty?
The buyer, normally at or soon after settlement.
Do first home buyers pay stamp duty in Victoria?
Not on homes up to $600,000. Between $600,000 and $750,000 a reduced amount applies, and above $750,000 the normal duty is payable.
What is the principal place of residence concession?
A lower rate table for a home you will live in, available when the dutiable value is $550,000 or less.
Is stamp duty tax-deductible?
Not for a home you live in. For an investment property it is generally part of the cost base for capital gains tax rather than a deduction.
Where these numbers come from
- State Revenue Office Victoria — principal place of residence rates The concessional table for homes up to $550,000
- State Revenue Office Victoria — general land transfer duty rates The general rates, including the 5.5% and 6.5% bands
- State Revenue Office Victoria — first home buyer exemption or concession Exemption to $600,000 and a reduced amount to $750,000
Rates last verified 2026-10-26 Every figure Victoria State revenue office sets is re-checked against the source at least once a year, and again whenever a change is announced. Out of date? Tell us and we will fix it.
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