Stamp duty Victoria buyers pay is officially called land transfer duty, and for most purchases it is the biggest government cost after the deposit. The figures below come from the State Revenue Office Victoria (SRO) and were checked on 15 October 2026.
Spotto Finance is a Dandenong mortgage broker that helps Melbourne buyers plan these costs before they bid. This guide covers rates, concessions, timing and how to check your own figure.
What Is Stamp Duty and Who Pays It?
What is stamp duty? It is a one-off state tax charged when you buy property in Victoria, including at auction or by private sale.
- Who pays stamp duty? The buyer pays, not the seller.
- Stamp duty Australia-wide is set by each state, so Victorian rules do not apply interstate.
- The SRO also charges duty on some gifts, leases and trust transfers.
- Duty applies to houses, units and land, whether new or established.
How Is Stamp Duty Calculated on a Victorian Home?
How is stamp duty calculated? The SRO applies a sliding scale to the dutiable value, so higher prices attract higher rates.
- Dutiable value is the price paid or market value, whichever is greater.
- The price paid includes GST and any late settlement interest.
- A mortgage on the property does not reduce the dutiable value.
- Lower rates apply if the home is your principal place of residence and valued up to $550,000.
- Foreign purchasers pay an extra 8% on residential property.
What Are the Current Stamp Duty Rates in Victoria?
The table below sets out the SRO's published stamp duty rates for contracts signed from 1 July 2021 (general) and 6 May 2008 (home to live in). The SRO's current land transfer duty rates page was last updated on 29 September 2026.
| Dutiable value | General rate | Home to live in (PPR) |
|---|---|---|
| Up to $25,000 | 1.4% of value | 1.4% of value |
| $25,001 to $130,000 | $350 + 2.4% over $25,000 | $350 + 2.4% over $25,000 |
| $130,001 to $440,000 | $2,870 + 6% over $130,000 | $2,870 + 5% over $130,000 |
| $440,001 to $550,000 | $2,870 + 6% over $130,000 | $18,370 + 6% over $440,000 |
| $550,001 to $960,000 | $2,870 + 6% over $130,000 | General rate applies |
| $960,001 to $2,000,000 | 5.5% of whole value | General rate applies |
| Over $2,000,000 | $110,000 + 6.5% over $2,000,000 | General rate applies |
How Much Is Stamp Duty on Common Purchase Prices?
How much is stamp duty at a given price? The examples below are worked from the SRO tables above and are estimates only.
- On the SRO's own examples, a $400,000 home to live in costs $16,370 instead of $19,070.
- A $550,000 home to live in costs $24,970 instead of $28,070.
- The stamp duty cost on a $1,000,000 purchase is $55,000 at the general rate.
| Price | Home to live in | General rate | Eligible first home buyer |
|---|---|---|---|
| $400,000 | $16,370 | $19,070 | $0 |
| $500,000 | $21,970 | $25,070 | $0 |
| $600,000 | Not available | $31,070 | $0 |
| $650,000 | Not available | $34,070 | Reduced amount |
| $1,000,000 | Not available | $55,000 | No relief |
Price thresholds matter. A home priced just above $550,000, $600,000 or $750,000 can lose or shrink a concession.
How Do You Check Your Own Figure?
The SRO provides a free stamp duty calculator Victoria buyers can use, and it only needs two inputs. Use the SRO land transfer duty calculator before you make an offer.
- Enter your contract date and the dutiable value of the property.
- It factors in first home buyer help, the home-to-live-in concession and foreign purchaser duty.
- It does not include the off-the-plan concession, and pensioners have a separate calculator.
- Treat the result as an estimate and confirm it with your conveyancer.
Spotto Finance also runs a free borrowing power calculator that builds stamp duty into its estimate.
Who Qualifies for a Stamp Duty Exemption as a First Home Buyer?
An eligible first home buyer pays no duty up to $600,000 and a reduced amount from $600,001 to $750,000. The SRO's first home buyer duty page was updated on 15 September 2026.
- Every purchaser must be a natural person aged 18 or over, buying at market value.
- At least one purchaser must be an Australian citizen, New Zealand citizen or permanent resident.
- You and your partner must not have claimed a first home grant or duty concession, or owned a home before 1 July 2000.
- Neither of you can have owned and lived in a home for six continuous months since that date.
- At least one buyer must live there for 12 continuous months, starting within 12 months of settlement.
- New homes up to $750,000 may also qualify for the separate $10,000 First Home Owner Grant.
Our first home buyer loan broker page explains how Spotto Finance checks these conditions.
What Is the Principal Place of Residence Concession?
The main stamp duty concession Victoria offers every owner-occupier, not just first home buyers, is the principal place of residence (PPR) concession. The SRO page was updated on 24 June 2026.
- It applies to homes up to $550,000 that you will live in.
- You must move in within 12 months of settlement and stay for 12 straight months.
- On the SRO's example, it saves $3,100 on a $550,000 home.
- If you do not move in, notify the SRO within 30 days of the change.
- Your conveyancer claims it through the Digital Duties Form.
Which Other Concessions and Surcharges Can Change Your Duty?
Other rules can lower or raise the bill, so confirm each one on the SRO website.
- The temporary off-the-plan concession for apartments and townhouses lets you deduct construction costs incurred after the contract date. It covers contracts signed from 21 October 2024 until 21 April 2027.
- Eligible pensioners may claim an exemption or concession on homes up to $750,000, but only one of the pensioner or first home buyer benefits per purchase.
- Victim-survivors of family violence may be eligible for first home buyer relief.
- Foreign purchaser additional duty of 8% is calculated before the off-the-plan concession.
- Stamp duty on house purchases for investment or holiday use is charged at the general rates.
When Is Stamp Duty Payable in Victoria?
When is stamp duty payable? It must be paid before the property transfer can be registered, which is usually at settlement.
- Your conveyancer, solicitor or bank normally pays it through the SRO's Duties Online system.
- Every transfer needs a Digital Duties Form, even if you are exempt.
- Penalty tax and interest can apply if duty is unpaid 30 days after settlement.
- Budget for stamp duty fees alongside conveyancing, inspections and loan costs.
How Does Stamp Duty Affect Your Home Loan Budget?
In our work with Melbourne buyers, our team checks first home buyer eligibility before house hunting begins, because duty changes the cash you need at settlement. Stamp duty Victoria rules also shape which price range makes sense, and we then compare 30+ lenders against that budget.
- Add duty to your upfront costs, not just your deposit.
- Test your price against the $550,000, $600,000 and $750,000 thresholds.
- Confirm concession eligibility before you sign the contract.
- Ask your broker how a lender treats these costs in your borrowing plan.
This article is general information only and is not financial, legal or tax advice. Rates, thresholds and eligibility rules change, so check the State Revenue Office Victoria or consult a qualified mortgage broker or conveyancer before making decisions. Spotto Finance is an Australian Credit Licence holder and member of the Finance Brokers Association of Australia.
Frequently asked questions
Do I pay stamp duty on vacant land in Victoria?
Yes, duty applies to land. If you claim the first home buyer or principal place of residence concession on vacant land, the SRO assesses dutiable value on the land alone and excludes your building contract. Ask your conveyancer how your contract is structured before you sign.
Can I pay stamp duty in instalments?
Duty is normally paid at settlement, so plan to have the funds ready. The SRO offers payment plans of up to 12 months for an overdue assessment, but that is not a substitute for budgeting for duty upfront.
Is the First Home Owner Grant the same as the stamp duty exemption?
No. The First Home Owner Grant is a separate $10,000 payment for newly built or never-occupied homes valued up to $750,000. The duty exemption or concession applies to new and established homes up to $750,000 and is claimed through your conveyancer.
What happens if I claim the principal place of residence concession and then do not move in?
You must notify the SRO within 30 days of the change in circumstances. The concession depends on moving in within 12 months of settlement and living there for 12 straight months.
Do investors get a stamp duty concession in Victoria?
Investment properties and holiday homes pay general rates, and the home-to-live-in and first home buyer concessions do not apply. The temporary off-the-plan concession for apartments and townhouses is open to all purchasers, including investors, for contracts signed before 21 April 2027.
How much extra do foreign buyers pay?
Foreign purchasers pay an additional 8% duty on residential property in Victoria. It is calculated on the dutiable value before any off-the-plan concession is applied, so check your status with the SRO before you contract.
How often do Victorian stamp duty rates and thresholds change?
They can change when legislation or concessions are updated. This guide uses SRO pages checked on 15 October 2026, so confirm the current rates and your contract date on the SRO website or calculator before you commit.