Stamp duty · Victoria
VIC stamp duty calculator
Victoria charges $40,070 transfer duty on a $750,000 established home, plus 8% for foreign buyers. Estimate yours below, with State Revenue Office Victoria's rules as checked on 26 October 2026.
Estimated stamp duty
$40,070
- Transfer dutyGeneral land transfer duty rates (non-principal place of residence)
- $40,070
- Mortgage registration fee
- $129.20
- Transfer registration fee
- $1,860
- Total government costs
- $42,059.20
- Pensioner and concession card holder duty reduction: Exempt up to $600,000 and reduced to $750,000 (same formula as first home buyers) for eligible card holders buying their home. Once only; choose this or the first home buyer concession.
A 60-minute consultation with Sulav Adhikari, by phone or video. We check these numbers against real lender policy.
Checked against State Revenue Office Victoria on (2026-27 rules)
- General land transfer duty rates (non-principal place of residence): page, legislation, official calculator · checked
- Land Use Victoria: registration fees: legislation, page · checked
- First Home Owner Grant: page 1, page 2 · checked
- Pensioner and concession card holder duty reduction: page · checked
Assumptions
- The price you enter is treated as the dutiable value (the higher of the price and the market value).
- Every buyer is in the same residency group and buys the whole property. Mixed purchases (for example one foreign co-buyer) are worked out differently; use the revenue office calculator.
- Concessions and grants assume you meet all their conditions, including living in the home for the required time.
- Government fees are the land titles office registration fees for one transfer and one mortgage. Conveyancing, inspections and lender fees are not included.
- Your conveyancer or solicitor confirms the duty payable before settlement.
Estimates only, not a quote or credit approval. Important information about our calculators.
VIC in brief
What makes VIC different
$40,070 on a $750,000 home
That is 5.3% of the price for a home buyer who is not buying their first home. The top rate is 6.5% on every dollar above $2,000,000.First home buyers: $40,070 at $750,000
First home buyer duty exemption or concession: No duty up to $600,000. Reduced duty above $600,000 and below $750,000; full duty from $750,000.Lower rates for homes up to $550,000
Principal place of residence (PPR) concession rates. Available to anyone (not just first home buyers) for property valued up to $550,000.8% foreign purchaser additional duty (FPAD)
$60,000 extra at $750,000. Permanent residents are not foreign persons for this surcharge.$10,000 First Home Owner Grant
For new homes and off-the-plan purchases up to $750,000. Not for established homes.$1,989.20 in registration fees
Land Use Victoria: transfer $104.30 plus $2.34 for every whole $1,000 of value, up to $3,614; mortgage $129.20.
01Rates
VIC transfer duty rates
What State Revenue Office Victoria charges on the dutiable value, for contracts from 1 July 2021. Lower owner-occupier rates follow.
| Dutiable value | Duty |
|---|---|
| Up to $25,000 | 1.4% of the value |
| $25,001 to $130,000 | $350 plus 2.4% of the value over $25,000 |
| $130,001 to $960,000 | $2,870 plus 6% of the value over $130,000 |
| $960,001 to $2,000,000 | 5.5% of the whole value |
| Over $2,000,000 | $110,000 plus 6.5% of the value over $2,000,000 |
| Dutiable value | Duty |
|---|---|
| Up to $25,000 | 1.4% of the value |
| $25,001 to $130,000 | $350 plus 2.4% of the value over $25,000 |
| $130,001 to $440,000 | $2,870 plus 5% of the value over $130,000 |
| $440,001 to $550,000 | $18,370 plus 6% of the value over $440,000 |
Available for values up to $550,000. Available to anyone (not just first home buyers) for property valued up to $550,000. At least one buyer moves in within 12 months of settlement and lives there for 12 continuous months. Vacant land: assessed on the land value; move in by the earlier of 12 months after the occupancy certificate or 36 months after settlement.
At a glance
Duty at common prices in VIC
From $500,000 to $1,500,000, for investors, home buyers and first home buyers in VIC.
| Price | Investment | Your home | First home, established | First home, new |
|---|---|---|---|---|
| $500,000 | $25,070 | $21,970 | $0 | $0 |
| $650,000 | $34,070 | $34,070 | $11,356 | $11,356 |
| $750,000 | $40,070 | $40,070 | $40,070 | $40,070 |
| $900,000 | $49,070 | $49,070 | $49,070 | $49,070 |
| $1,100,000 | $60,500 | $60,500 | $60,500 | $60,500 |
| $1,500,000 | $82,500 | $82,500 | $82,500 | $82,500 |
- Before land titles fees; citizens or permanent residents; State Revenue Office Victoria rules as checked on 26 October 2026.
02Concessions
First home buyer concessions and grants
What State Revenue Office Victoria offers home buyers, and the conditions that come with it.
First home buyer duty exemption or concession
No duty up to $600,000. Reduced duty above $600,000 and below $750,000; full duty from $750,000. Applies to established homes, new homes, off-the-plan purchases and vacant land.
- No duty up to $600,000; reduced duty from $600,001 to $750,000. New or established homes, and vacant land to build your first home (land value only).
- All buyers are natural persons aged 18 or over; at least one is an Australian citizen, New Zealand citizen or permanent resident.
- Not available if you or your partner have received a First Home Owner Grant or first home buyer duty concession before, or owned and lived in a home in Australia.
- At least one buyer lives there for 12 continuous months starting within 12 months of settlement. No income test.
First Home Owner Grant: $10,000
- $10,000 for a new home (newly built or never occupied) valued up to $750,000 — for off-the-plan, the contract price; when building, land plus construction.
- At least one applicant an Australian citizen, New Zealand citizen or permanent resident.
- Live in the home for 12 months, starting within 12 months of settlement or completion. Not available for established homes.
Other concessions
The calculator does not apply these. Your conveyancer or State Revenue Office Victoria can confirm whether you qualify.
- Temporary off-the-plan concession (apartments and townhouses). For contracts from 21 October 2024 and before 21 April 2027, any buyer (incl. investors) of an off-the-plan lot in a strata subdivision with common property can deduct construction costs incurred after the contract date from the dutiable value. No value cap. Doesn't reduce FPAD. Not modelled here — duty may be much lower; your conveyancer applies it.
- Off-the-plan concession (ongoing). Outside the temporary concession, the construction-cost deduction is only for buyers eligible for the PPR concession (value after deduction ≤ $550,000) or first home buyer concession (≤ $750,000).
- Pensioner and concession card holder duty reduction. Exempt up to $600,000 and reduced to $750,000 (same formula as first home buyers) for eligible card holders buying their home. Once only; choose this or the first home buyer concession.
03Foreign buyers
Foreign purchaser additional duty (FPAD): 8%
Paid on top of transfer duty, on the full dutiable value. On a $750,000 purchase that is $60,000.
Who pays it
- Foreign natural persons: not an Australian citizen or permanent resident — temporary visa holders (and visa applicants) are foreign.
- New Zealand citizens are not foreign if they ordinarily live in Australia for 6 consecutive months within the 12 months before or after settlement (settlements from 26 November 2025).
- Foreign corporations and trustees of foreign trusts (more than 50% foreign control). Residential property only.
- Charged on the full dutiable value before PPR or off-the-plan concessions; joint purchases pay on the foreign buyer's share only.
Who doesn't
- Permanent residents are never foreign for FPAD (no days-in-Australia test).
- A foreign spouse buying a home with a non-foreign spouse can be exempt if they live there for 12 months.
- If the transfer is exempt from land transfer duty it is also exempt from FPAD.
How your visa changes this:
- Visa and PR home loans
- Permanent residents
- Subclass 491 and subclass 482 visa holders
04Government fees
Land titles fees
Land Use Victoria charges these to register your purchase and your mortgage. Fees from 1 July 2026.
| Fee | How it is worked out | At $750,000 |
|---|---|---|
| Transfer registration | $104.30 plus $2.34 for every whole $1,000 of value, up to $3,614 | $1,860 |
| Mortgage registration | $129.20 | $129.20 |
| Total | $1,989.20 |
- Electronic lodgement fees (paper lodgement costs more: transfer base $114.80, mortgage $139.50).
- Cap: Land Use Victoria's fee guide shows $3,614.00; the regulation arithmetic gives $3,614.30. Only affects properties over about $1.5m.
- Conveyancing, inspections, lender fees and any FIRB application fee are not included.
05Worked examples
Three VIC purchases, worked through
$700,000, $950,000 and $650,000 purchases in VIC, from the same rules as the calculator.
A first home buyer buys a $700,000 established home
Citizens or permanent residents buying their first home to live in.
The First home buyer duty exemption or concession cuts transfer duty from $37,070 to $24,713.
| Item | Amount |
|---|---|
| Transfer dutyGeneral land transfer duty rates (non-principal place of residence) | $37,070 |
| Less First home buyer duty exemption or concession | −$12,357 |
| Mortgage registration fee | $129.20 |
| Transfer registration fee | $1,743 |
| Total government costs | $26,585.20 |
- Meets every condition of the First home buyer duty exemption or concession
- Rules checked against State Revenue Office Victoria on 26 October 2026
Buying a $950,000 established home to live in
Owner-occupiers who have owned property before, buying in VIC with a home loan.
Transfer duty is $52,070 at the general rates, with no concession at this price.
| Item | Amount |
|---|---|
| Transfer dutyGeneral land transfer duty rates (non-principal place of residence) | $52,070 |
| Mortgage registration fee | $129.20 |
| Transfer registration fee | $2,328 |
| Total government costs | $54,527.20 |
- General land transfer duty rates (non-principal place of residence)
- Rules checked against State Revenue Office Victoria on 26 October 2026
A temporary visa holder buys a $650,000 new home
Every buyer holds a temporary visa and has never owned property. They buy new because foreign persons generally can't buy established homes until 30 June 2029.
Transfer duty is $34,070 at the general rates, with no concession at this price. The foreign purchaser additional duty (FPAD) adds $52,000.
| Item | Amount |
|---|---|
| Transfer dutyGeneral land transfer duty rates (non-principal place of residence) | $34,070 |
| Foreign purchaser additional duty (FPAD) (8%) | $52,000 |
| Mortgage registration fee | $129.20 |
| Transfer registration fee | $1,626 |
| Total government costs | $87,825.20 |
- Foreign purchaser additional duty (FPAD) at 8% on the full price
- FIRB application fee not included
- Rules checked against State Revenue Office Victoria on 26 October 2026
06Questions
VIC stamp duty questions
How much is stamp duty on a $750,000 home in VIC?
About $40,070 for an established home you will live in, if you are an Australian citizen or permanent resident and not a first home buyer. First home buyers pay $40,070 on an established home, if they meet the conditions. Land titles fees add about $1,989.20. Figures checked against State Revenue Office Victoria on 26 October 2026.
Do first home buyers pay stamp duty in VIC?
It depends on the price and the property. First home buyer duty exemption or concession: No duty up to $600,000. Reduced duty above $600,000 and below $750,000; full duty from $750,000. You must meet every condition, including living in the home.
Do temporary visa holders pay extra stamp duty in VIC?
Yes. Foreign persons pay foreign purchaser additional duty (FPAD) of 8% of the dutiable value on top of transfer duty. Foreign natural persons: not an Australian citizen or permanent resident — temporary visa holders (and visa applicants) are foreign. Separately, foreign persons need FIRB approval and generally can't buy established homes until 30 June 2029.
Is the First Home Owner Grant taken off the stamp duty?
No. Duty is worked out on the full price and the grant is paid separately. In VIC the First Home Owner Grant is $10,000 for new homes and off-the-plan purchases up to $750,000. It is not available for established homes.
Is stamp duty lower in VIC if I live in the property?
Yes, for values up to $550,000. The principal place of residence (PPR) concession rates apply instead of the general rates: at $550,000 that is $24,970 rather than $28,070. Available to anyone (not just first home buyers) for property valued up to $550,000. At least one buyer moves in within 12 months of settlement and lives there for 12 continuous months. Vacant land: assessed on the land value; move in by the earlier of 12 months after the occupancy certificate or 36 months after settlement.
Do permanent residents pay the foreign surcharge in VIC?
No. In VIC a foreign person is someone who is not an Australian citizen or permanent resident, so permanent residents pay normal duty. Permanent residents are never foreign for FPAD (no days-in-Australia test).
Is there a stamp duty concession for off-the-plan purchases in VIC?
Temporary off-the-plan concession (apartments and townhouses): For contracts from 21 October 2024 and before 21 April 2027, any buyer (incl. investors) of an off-the-plan lot in a strata subdivision with common property can deduct construction costs incurred after the contract date from the dutiable value. No value cap. Doesn't reduce FPAD. Not modelled here — duty may be much lower; your conveyancer applies it. Off-the-plan concession (ongoing): Outside the temporary concession, the construction-cost deduction is only for buyers eligible for the PPR concession (value after deduction ≤ $550,000) or first home buyer concession (≤ $750,000).
What is the pensioner and concession card holder duty reduction in VIC?
Exempt up to $600,000 and reduced to $750,000 (same formula as first home buyers) for eligible card holders buying their home. Once only; choose this or the first home buyer concession.
What does Land Use Victoria charge?
Transfer registration: $104.30 plus $2.34 for every whole $1,000 of value, up to $3,614 ($1,860 at $750,000). Mortgage registration: $129.20. Electronic lodgement fees (paper lodgement costs more: transfer base $114.80, mortgage $139.50).
Other states and territories
Stamp duty in other states
Sources
State Revenue Office Victoria, Land Use Victoria and FIRB pages behind every figure above, as checked on 26 October 2026.
- General land transfer duty rates (non-principal place of residence)
- General land transfer duty rates (non-principal place of residence): legislation
- General land transfer duty rates (non-principal place of residence): official calculator
- Principal place of residence (PPR) concession rates
- Principal place of residence (PPR) concession rates (principal place residence duty concession)
- First home buyer duty exemption or concession
- First Home Owner Grant
- First Home Owner Grant (first home owner grant current rates)
- Foreign purchaser additional duty (FPAD)
- Foreign purchaser additional duty (FPAD) (confirming your foreign purchaser status)
- Foreign purchaser additional duty: exemptions and rules
- Temporary off-the-plan concession (apartments and townhouses)
- Off-the-plan concession (ongoing)
- Pensioner and concession card holder duty reduction
- Land Use Victoria fees: legislation
- Land Use Victoria fees
- Residential land
- Banning foreign purchases of established dwellings
Buying in VIC? Talk it through with Sulav
We check the duty, grants and lender policy for your situation before you sign a contract.