Victoria Stamp Duty Calculator (2025–2026)
Calculate exact property transfer duty, first home buyer concessions (First Home Buyer Duty Exemption ($600k full exemption / $750k concession)), off-the-plan savings, and investor surcharge tiers under official State Revenue Office Victoria (SRO) legislation.
1. Official Victoria Stamp Duty Rate Brackets
Statutory marginal duty rate scales administered by the State Revenue Office Victoria (SRO) for residential property acquisitions under the Duties Act 2000 (Vic).
| Property Valuation Range (AUD) | Marginal Duty Rate | Base Duty Payable | Statutory Calculation Formula |
|---|---|---|---|
| $0 – $25,000 | 1.40% | $0 | 1.40% on dutiable value up to $25,000 |
| $25,000 – $130,000 | 2.40% | $350 | $350 plus 2.40% over $25,000 |
| $130,000 – $960,000 | 6.00% | $2,870 | $2,870 plus 6.00% over $130,000 |
| $960,000 – $2,000,000 | 5.50% | $52,670 | $52,670 plus 5.50% over $960,000 |
| $2,000,000 + | 6.50% | $109,870 | $109,870 plus 6.50% over $2,000,000 |
2. Benchmark Purchase Price Stamp Duty Comparison in Victoria
Comparative transfer duty payable across standard property price points for Owner-Occupiers, First Home Buyers, and Investors.
| Property Purchase Price | Owner-Occupier Duty | First Home Buyer (First) | Investor Stamp Duty |
|---|---|---|---|
| $550,000 | $28,070 | 100% EXEMPT ($0) | $28,070 |
| $750,000 | $40,070 | $20,035 | $40,070 |
| $950,000 | $52,070 | $52,070 | $52,070 |
| $1,200,000 | $65,870 | $65,870 | $65,870 |
| $1,500,000 | $82,370 | $82,370 | $82,370 |
| $2,500,000 | $142,370 | $142,370 | $142,370 |
3. Legal Principles of Transfer Duty in Victoria
In Victoria, stamp duty (statutorily defined as Transfer Duty under the Duties Act 2000 (Vic)) is an ad valorem state tax levied on dutiable transactions involving residential real estate, commercial property, and vacant land. The tax is administered and collected directly by the State Revenue Office Victoria (SRO) and represents one of the largest upfront financial hurdles for property purchasers across Australia.
Transfer duty is assessed on the dutiable value of the property, which is legally defined as the higher of:
- Contract Consideration: The actual agreed purchase price stated in the signed contract of sale.
- Unencumbered Market Valuation: The objective open-market value of the property at the time the liability arises (relevant for related-party transfers, deceased estates, or off-market transactions).
4. The First Home Buyer Concession Framework: First Home Buyer Duty Exemption ($600k full exemption / $750k concession)
To support Australian first-time property buyers facing rising home prices, the Victoria Government provides the First Home Buyer Duty Exemption ($600k full exemption / $750k concession).
To legally qualify for this concession under State Revenue Office Victoria (SRO) regulations, purchasers must fulfill strict statutory eligibility criteria:
- First Property Ownership: The applicant (and their spouse/de facto partner) must never have previously held a freehold interest in residential property anywhere in Australia or overseas.
- Australian Citizenship or PR: At least one applicant must be an Australian citizen or permanent resident at the time of settlement.
- Principal Place of Residence (PPOR) Occupancy: The buyer must occupy the home as their primary residence within 12 months of settlement and maintain continuous residency for at least 12 months.
- Age Threshold: All applicants must be natural persons aged 18 years or older (statutory exemptions apply for married minors or court-approved trustees).
5. Off-the-Plan Concessions & Construction Stage Valuations
Purchasing residential apartments or house-and-land packages "off the plan" before physical construction is completed provides significant duty reductions. Under the off-the-plan concession, the dutiable value is determined by deducting allowable construction costs incurred after the contract date, meaning transfer duty is calculated primarily on the underlying land value rather than the completed architectural valuation.
6. Foreign Purchaser Duty Surcharges (8.5% Foreign Purchaser Additional Duty (FPAD))
Foreign individuals, foreign corporations, and foreign trusts acquiring residential property in Victoria are subject to the statutory 8.5% Foreign Purchaser Additional Duty (FPAD) on top of standard transfer duty rates. This surcharge is designed to regulate foreign residential investment and support housing affordability for local residents.
7. Upfront Cash Flow Planning & Settlement Timelines
Because Australian mortgage lenders do not permit stamp duty to be added to the mortgage principal (unless borrowing within very low Loan-to-Value Ratios with specific specialist lenders), purchasers must ensure their cash deposit covers:
- 10% to 20% Property Deposit: Equity contribution required for loan approval.
- Statutory Transfer Duty: Payable to the State Revenue Office Victoria (SRO) within 30 days of settlement.
- Conveyancing & Legal Fees: Solicitor legal review and title search disbursements ($1,500 to $2,500).
- Mortgage Registration & Transfer Fees: State Land Titles Office registration fees ($150 to $350).
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Frequently Asked Questions
Official Australian tax, superannuation, and take-home pay guidance grounded in current ATO rulings.
How is stamp duty calculated in Victoria?
In Victoria, transfer duty is calculated on a progressive scale based on the dutiable market value or purchase price of the property under the Duties Act 2000 (Vic), administered by the State Revenue Office Victoria (SRO).
What is the First Home Buyer stamp duty exemption in Victoria?
Eligible first home buyers in Victoria can access the First Home Buyer Duty Exemption ($600k full exemption / $750k concession), completely eliminating or significantly discounting transfer duty.
When must stamp duty be paid in Victoria?
In Victoria, stamp duty is payable within 30 days of settlement (or 3 months from contract exchange in off-the-plan cases), lodged by your licensed conveyancer.
What is the foreign purchaser surcharge in Victoria?
Foreign buyers acquiring residential property in Victoria pay the statutory 8.5% Foreign Purchaser Additional Duty (FPAD) in addition to general transfer duty.
Can I capitalize stamp duty into my home loan?
Most Australian APRA-regulated mortgage lenders require transfer duty to be paid upfront from unencumbered cash savings rather than capitalized into the loan.
How does purchasing vacant residential land affect duty in Victoria?
Vacant residential land attracts lower transfer duty because duty is assessed solely on the unimproved land value before construction commences.
Is stamp duty tax-deductible for property investors?
For property investors, stamp duty is not deductible immediately against rental income but forms part of the property cost base for Capital Gains Tax (CGT) purposes.
How do off-the-plan property duty concessions work in Victoria?
Off-the-plan duty concessions allow duty to be calculated on the land value and constructed stage at contract date rather than completed market value.