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Stamp Duty Calculator VIC
Stamp Duty Calculator VIC
Written by
Tina Sendin
Edited by
Ellie Garran
Reviewed by
Sam HymanCompare home loans the easy way
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What is stamp duty?
Long story short
Stamp duty in Victoria can add tens of thousands to your home costs, but it varies by property type, use, and eligibility for concessions
Based on current State Revenue Office rates, you could be looking at a stamp duty bill of over $20,000 for a $500,000 home– that’s no small change.
First-home buyers can score some serious stamp duty discounts
There’s no duty for homes under $600,000, and discount applies for those valued between $600,001 and $750,000.
Foreign buyers pay an extra 8% on top of regular stamp duty
Victoria adds a surcharge for foreign individuals, trusts, or companies buying property. However, this only applies to residential properties and surcharges may change annually.
Stamp duty isn’t tax deductible, but it can help reduce capital gains tax later
It’s not a write-off in the tax man’s eyes, but it does count as a cost when calculating future profits and if the property is subject to CGT.
What is stamp duty?
All throughout Victoria, stamp duty is a state tax that’s managed by the State Revenue Office of Victoria. Also known as land transfer duty, it kicks when a property changes ownership. The amount of stamp duty you pay is often based on the property’s ‘dutiable value’, which can be the purchase price or the property’s value.
You can calculate the stamp duty you might need to pay on your new purchase using our stamp duty calculator.
How much is stamp duty in Victoria?
Victoria has two sets of stamp duty rates, depending on whether you live in the property (principal place of residence) or you have it as an investment property (non-principal place of residence). But there are also some stamp duty concessions, so individual stamp duty amounts can vary a bit from these rates. How they apply to you might depend on things like your property type, location, and whether you’re a first-home buyer.
As you can see, stamp duty in Victoria is a percentage game (although other factors could also impact the dollar figure, like the kind of property you’re snagging – be it a house, an apartment, or just a piece of vacant land).
For instance, based on the table above, a principal place of residence with a dutiable value of $500,000 could have a stamp duty of $21,970.
Dutiable value above $440,000:
$500,000 – $440,000 = $60,000
Stamp duty:
$18,370 + $3,600 (which is 6% of $60,000) = $21,970
What property types does stamp duty apply to in Victoria?
Stamp duty must be paid when you purchase:
- a home (including your first)
- an investment property or holiday home
- primary production land with or without water entitlements (with specific exemptions)
- fixtures, including tenants’ fixtures
A quick note on that last one: when it comes to commercial and industrial properties, Victoria is in the process of replacing stamp duty with a different tax, called – surprise, surprise – the commercial and industrial property tax. This change only applies to commercial and/or industrial property purchased after 1 July 2024.
Stamp duty may also be payable when you acquire property or an interest in a property through a lease or trust, or as a gift.
Helpful tip
Stamp duty isn’t necessarily pocket change, nor is it something you can turn a blind eye to when you’re caught up in the excitement of buying a new place. It could be a pretty hefty amount! Trust us when we say that it’s one of those costs you’d want to factor in early, at least if you don’t want any surprises.
Having a chat with your lender or broker up-front about all the costs of buying a property – including stamp duty –can help you get a clearer picture of your total borrowing power. That way, you’re not scrambling to come up with extra cash right before settlement.
No one wants that kind of surprise when you’re already planning your housewarming!
Sam Hyman
General Manager – National Sales, Aussie
Do first home buyers have to pay stamp duty in Victoria?
Yes, but it depends on a few things, like:
- the value of the property
- what you’re planning to do with the property (is it your primary residence etc.)
- if you’re a foreign buyer
- your eligibility for any exemptions.
Victoria’s got a few tricks up its sleeve when it comes to giving you a head start on those property costs. The big one is the First Home Owner Grant (FHOG) – a cool $10,000 waiting for you if you’re diving into the world of new homes and your place is valued up to $750,000.
There’s also the first-home buyer duty exemption or concession. This means you get a stamp duty exemption for a principal place of residence valued up to $600,000, or a concession for a principal place of residence valued between $600,001 and $750,000. This one’s different from the FHOG – it’s a discount on the stamp duty bill, not a cash prize.
Stamp duty concessions for first home buyers in Victoria
| Dutiable value | Normal stamp duty | Stamp duty after concession |
| $590,000 | $30,470 | $0 |
| $610,000 | $31,670 | $2,111 |
| $650,000 | $34,070 | $11,357 |
| $670,000 | $35,270 | $16,459 |
| $700,000 | $37,070 | $24,713 |
| $740,000 | $39,470 | $36,839 |
Source: Indicative stamp duty rates from iSelect’s stamp duty calculator. Date retrieved October 2025
Are there other stamp duty exemptions or concessions in Victoria?
Depending on your home’s value, what you plan to do with it, and your residency status, you might just get some exemptions or concessions to ease that stamp duty hit. Here are some that could apply.
Off-the-plan concession
Eyeing an off-the-plan property? Whether it’s a land and building package or a spruced-up lot, there’s a duty concession waiting for you. There’s also a temporary off-the-plan concession for strata properties whose contracts were signed from 21 October 2024, for 12 months, as part of the state’s plan to address the housing crisis.
Pensioner concession
If you’re a pensioner looking at a new or established home valued at up to $750,000, a one-off duty exemption or concession is heading your way. Remember, eligibility applies once only and dutiable value thresholds vary for exemption vs concession.
Transfer between spouses or partners
For those planning to receive a property title from a partner or spouse, including if unfortunately arising from a separation, then there’s a stamp duty exemption that applies.
Deceased estates
If you’re a beneficiary of a property previously owned by a deceased person, then you could have an exemption on a transfer of land.
Young farmer exemption or concession
Calling all young farmers buying their first piece of farmland – there’s a one-off duty exemption or concession just for you ($750,000 exemption; concession up to $1 million).
What other fees might I need to pay besides stamp duty in Victoria?
While the sale price is the headline act, there are a few other costs to factor in. Whether you’re considering a classic Victorian terrace in Carlton or a suburban house in Geelong, these things are worth knowing ahead of time:
- Legal fees: You’ll need a solicitor or conveyancer to sort out the paperwork and make sure the deal goes through more smoothly than a footy pass on grand final day. Prices vary, so it’s worth shopping around – no need to pay top dollar if you don’t have to.
- Loan setup fees: If you’re getting a home loan, the bank might chuck on a fee to get things rolling. It’s pretty standard – like paying for the ticket before you hop on the train.
- Owners corporation fees (for units): If you’re buying a unit, you’ll chip in for shared spaces – gardens, lifts, bins, the lot. It keeps the place looking schmick.
- Council and water rates: Once you’ve got the keys, you’ll be paying regular rates to help keep local services ticking along. Think of it as your contribution to keeping the neighbourhood in good nick.
- Inspection costs: Getting a building and pest inspection is a smart move. It’s like giving the place a once-over before you commit – better to know what you’re walking into than end up with a fixer-upper that’s more drama than dream.
- Insurance: You’ll probably want cover for the building and your gear inside. It’s a small price for peace of mind – like having a brolly handy for Melbourne’s four seasons in a day.
Frequently asked questions
When is stamp duty payable in Victoria?
You’ll need to pay the State Revenue Office within 30 days of settlement (the property transfer date), unless otherwise assessed by the SRO. (read: completing all the contracts).
Do foreign buyers have to pay stamp duty in Victoria?
As of 1 July 2019, foreign buyers are charged an additional duty rate of 8%. This is on top of stamp duty, as managed by the State Revenue Office, and it’s payable if you’re a foreign individual purchaser, trust, or corporation.
Can I get a home loan that covers stamp duty?
Whether or not stamp duty can be covered by your home loan is determined by your lender. Some lenders may offer to cover the stamp duty by increasing the amount of your home loan.
Is stamp duty tax deductible in Victoria?
No, sorry – stamp duty isn’t tax deductible. But because it’s included as a cost in your homebuying journey, it can bring down any capital gains tax that you’ll eventually need to pay if you sell the property at a profit. For investors, they cannot claim stamp duty as an immediate deduction, but it is added to the cost base for CGT.
Where can I find and compare home loans?
If you’re diving into the wild world of home-buying, chances are you’re hunting down a home loan like a pro. Lucky for you, we’ve teamed up with the folks at Aussie to make this journey a whole lot easier.
Imagine this: a smorgasbord of home loans from not one, not two, but a whopping 25+ lenders. No need to go on a wild goose chase. Just head online and check it all out.
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