How stamp duty works in Victoria
Stamp duty — officially land transfer duty — is a one-off Victorian Government tax paid when property changes hands, administered by the State Revenue Office (SRO). It is calculated on the dutiable value: the purchase price or the market value, whichever is greater. For most buyers it is the largest upfront cost after the deposit, and it generally must be paid within 30 days of settlement.
Victoria uses a progressive scale, so the rate climbs with the price. These are the standard (general) rates used by this calculator:
| Dutiable value | Duty payable |
|---|---|
| $0 – $25,000 | 1.4% of the value |
| $25,001 – $130,000 | $350 + 2.4% of the amount over $25,000 |
| $130,001 – $960,000 | $2,870 + 6% of the amount over $130,000 |
| $960,001 – $2,000,000 | 5.5% of the value |
| Over $2,000,000 | $110,000 + 6.5% of the amount over $2,000,000 |
First home buyers: the $600,000 cliff
Eligible first home buyers pay $0 duty on properties valued at $600,000 or less — new or established homes, or vacant land for a first home. Between $600,001 and $750,000, a sliding concession applies, phasing out completely at $750,000. Above $750,000 there is no first-home concession at all.
The threshold is a hard cliff, and it is worth planning around: a first home buyer at exactly $600,000 pays nothing, while at $600,001 the concession only shaves a sliver off a duty bill of about $31,070. To qualify, at least one buyer must never have owned residential property in Australia, and you must move in within 12 months of settlement and live there for at least 12 continuous months. These thresholds have not moved since July 2017, even as Melbourne prices have — which is exactly why so many buyers hunt in suburbs where houses still sit under $600,000.
Owner-occupiers: the PPR concession
If you are buying a home to live in but are not a first home buyer, the principal place of residence (PPR) concession gives you reduced rates on properties valued between $130,001 and $550,000. On a $500,000 home it saves $3,100 ($21,970 instead of $25,070). Above $550,000, owner-occupiers pay the same as investors. The same move-in-within-12-months and live-there-12-months rules apply — and the concession is not automatic. It must be claimed, normally by your conveyancer.
Off-the-plan concession — extended to April 2027
The temporary off-the-plan concession lets buyers of eligible apartments and townhouses in strata developments deduct construction costs incurred after the contract date from the dutiable value — which can pull a purchase under the first-home-buyer threshold entirely. The 2026-27 Victorian Budget extended it to contracts signed before 21 April 2027, and it is available to owner-occupiers and investors alike. Eligibility depends on the property and how far construction has progressed at the contract date, so confirm your specific case with the SRO or your conveyancer before relying on it.
Foreign purchasers
Buyers who are not Australian citizens or permanent residents pay Foreign Purchaser Additional Duty (FPAD) of 8% of the dutiable value on top of standard duty. On a $1,000,000 property that is $55,000 of standard duty plus $80,000 of FPAD — $135,000 all up. Tick the foreign purchaser box in the calculator above to include it.
Worked examples
| Price | First home buyer | Owner-occupier | Investor |
|---|---|---|---|
| $500,000 | $0 | $21,970 | $25,070 |
| $600,000 | $0 | $31,070 | $31,070 |
| $650,000 | $11,357 | $34,070 | $34,070 |
| $700,000 | $24,713 | $37,070 | $37,070 |
| $750,000 | $40,070 | $40,070 | $40,070 |
| $1,000,000 | $55,000 | $55,000 | $55,000 |
Frequently asked questions
How much is stamp duty on a $600,000 house in Victoria?
$0 for an eligible first home buyer. For everyone else, $31,070 under the standard schedule.
Do first home buyers pay stamp duty in Victoria?
Not on properties valued at $600,000 or less. A sliding concession applies from $600,001 to $750,000, and the full rate applies above that.
What is the off-the-plan concession?
A temporary concession — extended in the 2026-27 Budget to contracts signed before 21 April 2027 — that reduces the dutiable value of eligible off-the-plan apartments and townhouses by post-contract construction costs. Open to owner-occupiers and investors.
How much extra do foreign buyers pay?
An additional 8% of the dutiable value (FPAD) on top of standard duty.
When is stamp duty payable?
Generally within 30 days of settlement, arranged by your conveyancer. Late payment attracts penalties and interest.
Is the PPR concession automatic?
No — concessions must be claimed. Make sure your conveyancer applies every one you are entitled to.