Stamp Duty VIC Calculator (Land Transfer Duty)

How Victorian Land Transfer Duty Works in 2026

Victorian stamp duty (officially "land transfer duty") is a one-off state tax payable when you buy property. It is calculated on the dutiable value — usually the purchase price or market value, whichever is higher — using a sliding scale of marginal rates set by the State Revenue Office (SRO). For 2026, the general residential scale runs from 1.4% on the first $25,000 up to 6.5% on amounts above $2 million. There is a separate "premium duty" tier of 6.5% above $2M (source: sro.vic.gov.au).

The exact 2026 thresholds: 1.4% to $25K; $350 + 2.4% of excess to $130K; $2,870 + 6% to $960K; $55,000 + 5.5% above (premium tier). Concessions can dramatically reduce the bill: principal place of residence (PPR) concession for owner-occupiers, first home buyer (FHB) full exemption to $600,000 or partial to $750,000, off-the-plan deduction (only when bought before construction starts), and pensioner concession.

First Home Buyer (FHB) Exemption and Concession

If you are a first home buyer, you pay no stamp duty on properties up to $600,000 (full exemption). For purchases between $600,001 and $750,000, a sliding-scale concession applies — partial duty owed. Above $750,000, no FHB concession is available. Eligibility requires: never previously owned property in Australia, intent to occupy as principal residence within 12 months for at least 12 months, and receipt of the First Home Owner Grant if applicable. Both buyers must be eligible if a couple (source: sro.vic.gov.au first home buyer).

The FHB Duty Reduction Scheme also offers a 50% duty reduction on PPR purchases up to $600,000 even if not strictly first-home. Combined with the FHB exemption, this saves $20,000-$40,000 on most entry-level Melbourne suburbs. New build vs existing: same thresholds apply, but new builds may also qualify for the First Home Owner Grant ($10,000 in regional VIC for newly built homes, no grant for existing in metro Melbourne in 2026).

Foreign Purchaser Additional Duty (FPAD)

Foreign persons purchasing residential property in Victoria pay an additional 8% surcharge on top of standard duty. "Foreign person" means: not an Australian citizen, not a permanent resident, and (for couples) one or both spouses must meet the citizen/PR test. The surcharge applies to land transfer duty on any residential property — even owner-occupier purchases by foreign students or temporary workers (source: sro.vic.gov.au foreign purchaser). Combined with the Foreign Investment Review Board (FIRB) approval requirement and FIRB application fee (typically $13,200-$132,000 depending on price), foreign purchasers face significant extra costs.

Off-the-Plan Concession — Significantly Reduced Since 2017

The off-the-plan concession lets buyers reduce dutiable value by deducting the value of construction work not yet started at contract date. Pre-2017, this was widely available. From July 2017, the concession is restricted to PPR buyers under $1M dutiable value with FHB or PPR concession. Investment buyers no longer qualify. The deduction can save $5,000-$30,000 on apartment off-the-plan purchases in Melbourne CBD.

For other Australian states, see our NSW stamp duty calculator, general stamp duty by state, first home buyer calculator, and FHSS scheme calculator for super-saver schemes.

Last updated April 2026. Source: sro.vic.gov.au (Victorian State Revenue Office). Always confirm with SRO calculator or your conveyancer before settlement.