Stamp Duty Calculator VIC FY2026-27

This calculator works out VIC land transfer (stamp) duty on a property purchase — the general rate, the principal place of residence (PPR) concession, and the first home buyer duty exemption or concession — using State Revenue Office Victoria's own FY2026-27 rate tables and thresholds.

Enter the property's dutiable value (usually the purchase price, or market value if higher) and which of these applies to you.

Calculate your stamp duty

Duty payable: $11,356 — an effective rate of 1.7% on the property value.

This is general information, not financial or tax advice — consider a registered tax agent, solicitor or conveyancer for guidance specific to your purchase.

Estimates for general information — not financial or tax advice. Method, rates and sources are published below.

Stamp duty by property value and buyer type (FY2026-27)

Duty payable for a range of property values, computed from the engine above. Cells marked † are above the PPR concession's $550,000 cap — the general rate applies with no PPR benefit at all. Cells marked ‡ are above the first home buyer scheme's $750,000 cap — the general rate applies with no first-home benefit at all.

Property value	General rate	PPR concession	First home buyer
$300,000	$13,070	$11,370	$0
$500,000	$25,070	$21,970	$0
$600,000	$31,070	$31,070 †	$0
$650,000	$34,070	$34,070 †	$11,356
$745,000	$39,770	$39,770 †	$38,444
$960,000	$52,670	$52,670 †	$52,670 ‡

How this is calculated

VIC land transfer duty is a bracketed, marginal-style schedule: each bracket has a published base amount of duty owed at its floor, plus a marginal rate applied to the exact excess above that floor (no $100 rounding, unlike NSW or QLD). One band (from $960,000 to $2,000,000) is published as a flat percentage of the WHOLE dutiable value rather than a "base plus rate on excess" formula — which creates a genuine small jump in duty payable right at $960,000 (duty at exactly $960,000 uses the bracket below, $52,670; one dollar more jumps to the flat 5.5% rate, $52,800.06). This is a real feature of VIC's own published schedule, not a calculation error on this page.

General (non-PPR) schedule

Dutiable value	Base duty at floor	Marginal rate on excess
$0 – $25,000	$0	1.4%
$25,000 – $130,000	$350	2.4%
$130,000 – $960,000	$2,870	6%
$960,000 – $2,000,000	$52,800	5.5%
$2,000,000 and over	$110,000	6.5%

Principal place of residence (PPR) schedule

Only applies up to $550,000 dutiable value — above that, the general schedule above applies instead, with no PPR benefit at all.

Dutiable value	Base duty at floor	Marginal rate on excess
$0 – $25,000	$0	1.4%
$25,000 – $130,000	$350	2.4%
$130,000 – $440,000	$2,870	5%
$440,000 – $550,000	$18,370	6%

The first home buyer scheme is a full exemption (zero duty) at or below $600,000, then a concessional band from $600,000 up to and including $750,000. State Revenue Office Victoria publishes these thresholds but not a closed-form formula for the band in between — it was reverse-engineered from SRO's own land transfer duty calculator (multiple values checked). Unlike NSW's or QLD's equivalent phase, which scales a fraction of the duty at the phase's UPPER bound, VIC's own formula scales a fraction of the duty AT THE VALUE ENTERED, truncated to the nearest whole dollar: floor(generalRate(value) × (value − 600,000) ÷ 150,000). See this engine's own tests for the full worked evidence ruling out the other formula shape.

Sources

State Revenue Office Victoria — Land transfer duty, non-PPR (general) current rates — verified 2026-07-10
State Revenue Office Victoria — Land transfer duty, PPR current rates — verified 2026-07-10
State Revenue Office Victoria — First home buyer duty exemption or concession — verified 2026-07-10
State Revenue Office Victoria — Land transfer (stamp) duty calculator (used to verify every duty figure on this page) — verified 2026-07-10

Assumptions used here follow the same general approach as ASIC's MoneySmart calculators and may not reflect every personal circumstance — see "What this doesn't model" for specifics.

What this doesn't model

Foreign purchaser additional duty. If you're a foreign person acquiring residential property in VIC, an additional 8% duty applies on top of standard or concessional duty, unless an exemption applies. This calculator assumes an Australian citizen or permanent resident purchaser throughout.
Off-the-plan duty concession. Eligible off-the-plan contracts can reduce the dutiable value itself (construction costs incurred after the contract date are excluded) — this calculator always treats the entered value as the final dutiable value.
Regional commercial/industrial/extractive industries property concession. A separate, lower rate applies to eligible regional commercial, industrial or extractive industries property — not modelled here, which assumes ordinary residential property.
Corporate reconstruction and consolidation concessions. Company restructures can attract separate duty concessions — this calculator assumes an individual buyer.
Pensioner duty reduction. Eligible pensioner or concession card holders can claim a separate duty reduction instead of (not in addition to) the first home buyer benefit — use SRO's own pensioner calculator for that scenario.

If any of these apply to you, the duty you actually owe will differ from the figures above.

Frequently asked questions

How much is stamp duty on $650k in VIC?

As an investment or other property, land transfer duty on a $650,000 VIC property is $34,070 for FY2026-27. As a first home buyer, the duty exemption/concession scheme cuts that to $11,356 instead — a saving of $22,714. The principal place of residence (PPR) concession for other owner-occupiers only applies up to $550,000 dutiable value, so it wouldn't help at $650,000 — see the next questions for both schemes' thresholds.

What is the principal place of residence (PPR) concession?

The PPR concession is a lower land transfer duty rate table for a home you'll live in, available whether or not it's your first property. It only applies up to $550,000 dutiable value — above that, the concession ceases entirely and the general rate applies instead, with no partial benefit. For example, a $500,000 home under the PPR concession is $21,970, versus $25,070 at the general rate.

First home buyer exemption and concession thresholds?

A first home buyer pays no duty at all on a dutiable value of $600,000 or less. From $600,001 up to $750,000, a reduced amount applies on a sliding scale, based on how far the value sits between those two thresholds. Above $750,000, no first home buyer benefit applies and the general rate is payable — the same rate an investor would pay. New homes, established homes and vacant land intended for a first home all share these same thresholds.

When is VIC land transfer duty payable?

Duty is generally payable within 30 days of the settlement date (or the date of the transfer if there is no settlement). Your conveyancer or solicitor typically arranges lodgement and payment through Duties Online as part of settlement, including any PPR or first home buyer concession claim.

Why does my bank's or conveyancer's calculator differ?

Most likely extra costs this page deliberately doesn't fold into the duty figure: foreign purchaser additional duty (an extra 8% if you're a foreign person), the off-the-plan duty concession (which changes the dutiable value itself for eligible off-the-plan contracts), the regional commercial/industrial/extractive-industries property concession, and the pensioner duty reduction. None of these are modelled here. If a figure differs by more than a rounding difference and none of those explain it, check the property value and buyer-type inputs match exactly.