What are the land transfer duty rates in Victoria?
These are the rate tables published by the State Revenue Office Victoria and the legislation behind them, set out as data with the date of each source page. The calculator above and every worked figure on this page use these scales, so you can check any result against them by hand.
General scale for land transfer duty in Victoria, contracts entered into on or after 1 July 2021. Applies to investors, to homes over $550,000 and as the base for the first home buyer concession. State Revenue Office page last updated 29 September 2026.
| Dutiable value | Duty |
|---|---|
| $0 to $25,000 | 1.4% of the dutiable value |
| $25,001 to $130,000 | $350 plus 2.4% of the dutiable value in excess of $25,000 |
| $130,001 to $960,000 | $2,870 plus 6% of the dutiable value in excess of $130,000 |
| $960,001 to $2,000,000 | 5.5% of the dutiable value |
| Over $2,000,000 | $110,000 plus 6.5% of the dutiable value in excess of $2,000,000 |
Principal place of residence scale for land transfer duty in Victoria, contracts on or after 6 May 2008. The SRO says the concessional rate does not apply over $550,000. State Revenue Office page last updated 29 September 2026.
| Dutiable value | Duty |
|---|---|
| $0 to $25,000 | 1.4% of the dutiable value |
| $25,001 to $130,000 | $350 plus 2.4% of the dutiable value in excess of $25,000 |
| $130,001 to $440,000 | $2,870 plus 5% of the dutiable value in excess of $130,000 |
| $440,001 to $550,000 | $18,370 plus 6% of the dutiable value in excess of $440,000 |
| Over $550,000 | The principal place of residence concessional rate does not apply |
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026.
How much is stamp duty on common prices in Victoria?
On $700,000 the land transfer duty in Victoria is $37,070 for a home buyer who is not a first home buyer, and $24,713 for a first home buyer buying an established home. The table runs 9 common prices through the same engine as the calculator.
| Price | Home buyer (not first home buyer) | First home buyer (established) | First home buyer (new home) | Investor |
|---|---|---|---|---|
| $500,000 | $21,970 | $0 | $0 | $25,070 |
| $550,000 | $24,970 | $0 | $0 | $28,070 |
| $600,000 | $31,070 | $0 | $0 | $31,070 |
| $650,000 | $34,070 | $11,356 | $11,356 | $34,070 |
| $700,000 | $37,070 | $24,713 | $24,713 | $37,070 |
| $750,000 | $40,070 | $40,070 | $40,070 | $40,070 |
| $800,000 | $43,070 | $43,070 | $43,070 | $43,070 |
| $900,000 | $49,070 | $49,070 | $49,070 | $49,070 |
| $1,000,000 | $55,000 | $55,000 | $55,000 | $55,000 |
Calculated by the same engine as the calculator, to the cent where the office rate scale calls for it. The first home buyer columns assume the buyer meets every condition for the concession; the sections below set the conditions out. They leave out grants, fees and surcharges.
How does land transfer duty change with the price in Victoria?
Between $300,000 and $1,500,000 the standard duty in Victoria rises from $11,370 to $82,500. The first home buyer line shows what an eligible buyer of an established home pays at each price in the same range.
Land transfer duty by purchase price in Victoria, from $300,000 to $1,500,000 in steps of $50,000. Both lines come from the same engine as the calculator. The table below holds every plotted point.
| Price | Standard home buyer | First home buyer (established) |
|---|---|---|
| $300,000 | $11,370 | $0 |
| $350,000 | $13,870 | $0 |
| $400,000 | $16,370 | $0 |
| $450,000 | $18,970 | $0 |
| $500,000 | $21,970 | $0 |
| $550,000 | $24,970 | $0 |
| $600,000 | $31,070 | $0 |
| $650,000 | $34,070 | $11,356 |
| $700,000 | $37,070 | $24,713 |
| $750,000 | $40,070 | $40,070 |
| $800,000 | $43,070 | $43,070 |
| $850,000 | $46,070 | $46,070 |
| $900,000 | $49,070 | $49,070 |
| $950,000 | $52,070 | $52,070 |
| $1,000,000 | $55,000 | $55,000 |
| $1,050,000 | $57,750 | $57,750 |
| $1,100,000 | $60,500 | $60,500 |
| $1,150,000 | $63,250 | $63,250 |
| $1,200,000 | $66,000 | $66,000 |
| $1,250,000 | $68,750 | $68,750 |
| $1,300,000 | $71,500 | $71,500 |
| $1,350,000 | $74,250 | $74,250 |
| $1,400,000 | $77,000 | $77,000 |
| $1,450,000 | $79,750 | $79,750 |
| $1,500,000 | $82,500 | $82,500 |
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026.
How much is stamp duty on a house in Victoria?
On an $800,000 home, stamp duty in Victoria is $43,070. At $600,000 it is $31,070, and at $1,000,000 it is $55,000. An eligible first home buyer pays nothing up to $600,000 and a reduced amount up to $750,000. The common prices table above shows more prices.
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
How is stamp duty calculated in Victoria?
Duty is charged on the dutiable value, which is the price or the market value, whichever is greater. The value is run through stepped bands. Each band has a base amount plus a rate on the part of the value above where the band starts. Homes you will live in at $550,000 or less use a lower scale.
Worked example: a home bought for $800,000 sits in the band from $130,001 to $960,000. Duty is $2,870 plus 6% of the $670,000 above $130,000, which gives $43,070.
Above $960,000 the rate is a flat 5.5% of the whole dutiable value, not of the part above a threshold. Above $2,000,000 duty is $110,000 plus 6.5% of the part above $2,000,000. The two rate tables above give every band as the SRO publishes it.
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026; Understanding land transfer (stamp) duty, State Revenue Office Victoria, Updated 22 October 2026.
Do first home buyers pay stamp duty in Victoria?
Not on a home up to $600,000: eligible first home buyers pay no duty. From $600,001 to $750,000 they pay a reduced amount, and above $750,000 they pay full duty. At $650,000 duty falls from $34,070 to $11,356, a saving of $22,714. The concession is for a home you will live in.
First home buyer thresholds in Victoria, State Revenue Office page updated 22 October 2026.
| Dutiable value | What an eligible first home buyer pays |
|---|---|
| Up to $600,000 | No duty |
| $600,001 to $750,000 | A reduced amount of duty |
| Over $750,000 | Full duty on the general scale |
Source: First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
How is the first home buyer concession calculated between $600,000 and $750,000?
The concession is a reduction in duty that is largest at $600,000 and shrinks to nothing at $750,000, following section 57JA(3) of the Duties Act 2000. The SRO page sends buyers to its calculator for the exact amount. The table shows duty and saving at six prices in the band.
The concession works on the duty you would otherwise pay on the general scale. The nearer the value is to $750,000, the smaller the reduction. Check the exact figure for your contract with the SRO calculator before you rely on it.
Duty for a first home buyer in the Victorian reduced band, calculated by the same engine as the calculator.
| Dutiable value | Duty without the concession | Duty for a first home buyer | Saving |
|---|---|---|---|
| $625,000 | $32,570 | $5,428 | $27,142 |
| $650,000 | $34,070 | $11,356 | $22,714 |
| $675,000 | $35,570 | $17,785 | $17,785 |
| $700,000 | $37,070 | $24,713 | $12,357 |
| $725,000 | $38,570 | $32,141 | $6,429 |
| $750,000 | $40,070 | $40,070 | $0 |
Source: First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026; General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Land transfer (stamp) duty calculator, checked by NestPath on 28 October 2026 at $650,000 and $725,000 (first home, principal place of residence) and at $650,055 and $650,060, State Revenue Office Victoria, Calculator results read 28 October 2026.
Who is eligible for the first home buyer concession in Victoria?
Every buyer must be an individual aged 18 or over buying at market value as their home, and at least one must be an Australian citizen, New Zealand citizen or permanent resident. Nobody on the contract, or their spouse or partner, can have had a grant, a first home duty benefit or earlier home ownership of the kinds listed below.
- All purchasers must be natural persons, not companies or trusts, and at least 18 years old.
- The property must be bought at market value as your principal place of residence.
- At least one purchaser must be an Australian citizen, New Zealand citizen or permanent resident. The SRO says different rules applied to New Zealand citizens for transactions before 26 November 2025.
- All purchasers must be enrolled to vote in Victoria. Current Australian Army, Navy and Air Force members are exempt from the residency requirement, but reservists and public service staff do not get that exemption.
- You are not eligible if you, your spouse or your partner have received a First Home Owner Grant or a first home buyer duty concession or exemption.
- You are not eligible if you, your spouse or your partner owned a home in Australia before 1 July 2000, or owned and occupied a home for at least 6 continuous months on or after 1 July 2000. Part ownership counts.
- At least one purchaser must live in the home for 12 continuous months, starting within 12 months of settlement.
- For vacant land, the move in deadline is the earlier of 12 months after the occupancy certificate is issued or 36 months after settlement.
- Victim survivors of family violence may qualify for separate relief even where they have had a previous benefit or owned a home.
Source: First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
Does the Victorian first home buyer concession apply to new homes, established homes and vacant land?
The thresholds do not depend on whether the home is new. The $600,000 and $750,000 limits are the same for an established home and a new one, so the duty at $650,000 is $11,356 either way. Vacant land is covered too, with its own move in deadline, and only the land is valued, not your building contract.
On an off the plan purchase the dutiable value may be lower because of the off the plan concession, which can bring a purchase under a threshold. See the off the plan section below.
Source: First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
What is the principal place of residence rate and why does duty jump at $550,000?
The principal place of residence scale is a lower scale for homes you will live in, up to $550,000. Above $550,000 it stops and the general scale applies to the whole value. Duty is $24,970 at $550,000, but $28,670 at $560,000, so the cost rises sharply across that line.
The step happens because the general scale charges 6% from $130,000, while the residence scale charges 5% from $130,000 to $440,000. Once the lower scale ends, the whole value moves to the general scale rather than only the part above $550,000.
Duty either side of the $550,000 line, calculated by the same engine as the calculator.
| Price | Home you will live in | Investor |
|---|---|---|
| $400,000 | $16,370 | $19,070 |
| $500,000 | $21,970 | $25,070 |
| $550,000 | $24,970 | $28,070 |
| $560,000 | $28,670 | $28,670 |
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026.
Do investors pay more stamp duty in Victoria?
Yes, on properties up to $550,000. An investor pays the general scale, so duty on $500,000 is $25,070, against $21,970 for a home you will live in. Above $550,000 every buyer pays the general scale, so investors and owner occupiers pay the same. First home buyer relief needs the home to be your residence.
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
Is there stamp duty on off the plan apartments in Victoria?
Yes, but it can be charged on a lower value. For contracts entered into on or after 21 October 2024 and before 21 April 2027, construction costs incurred on or after the contract date are deducted from the dutiable value of a strata apartment or townhouse. There is no price limit, and investors can use it.
The SRO example: a $1.2 million townhouse that was 50% constructed at signing, with $500,000 in construction costs, would deduct $250,000, leaving a dutiable value of $950,000. Duty on a $950,000 dutiable value is $52,070.
The dwelling must be in a strata subdivision with common property. House and land packages outside such a subdivision do not qualify. The settlement date does not affect eligibility, and the concession does not apply to the foreign purchaser additional duty. Check the SRO page for the current end date before you sign.
Source: Strata apartments and townhouses temporary concession, State Revenue Office Victoria, Updated 22 October 2026.
How much stamp duty do pensioners pay in Victoria?
Eligible pensioners and concession card holders pay no duty up to $600,000 and a reduced amount from $600,001 to $750,000, for contracts on or after 1 July 2023. You can claim this reduction or the first home buyer concession for a transaction, not both. The card, share and move in conditions are listed below.
- You must hold an approved card at settlement.
- At least one cardholder must buy 25% or more of the property.
- You must move in within 12 months and live there for 12 consecutive months.
- The reduction can be used once.
- For an off the plan purchase, the dutiable value must be $550,000 or less, including the off the plan concession.
Source: Pensioner and concession card holder duty reduction, contracts signed on or after 1 July 2023, State Revenue Office Victoria, Updated 22 October 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
When and how do I pay stamp duty in Victoria?
Duty must be paid before the transfer can be registered, usually at settlement. If it is not paid within 30 days of settlement, penalty tax and interest may apply. It is normally paid on your behalf online through the SRO Duties Online system, and every transfer needs a Digital Duties Form, even when no duty is payable.
Source: Understanding land transfer (stamp) duty, State Revenue Office Victoria, Updated 22 October 2026.
Can stamp duty be added to the home loan in Victoria?
The SRO sets the amount and the due date, which is before the transfer is registered and no later than 30 days after settlement to avoid penalty tax and interest. Whether a loan can cover duty is for the lender to decide, and lenders set their own terms.
Duty is a separate cost from the deposit. At $800,000 a standard buyer owes $43,070 in duty, and an eligible first home buyer owes $43,070, because the concession has ended by $750,000.
Source: Understanding land transfer (stamp) duty, State Revenue Office Victoria, Updated 22 October 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
What is the First Home Owner Grant in Victoria?
The Victorian First Home Owner Grant is $10,000 for eligible first home buyers buying or building a new home worth up to $750,000. It is a payment, not a duty reduction, and it has its own rules. Established homes are not covered, although the duty concession can apply to them.
- The home must be new: not previously sold, lived in, leased or used for short term accommodation. Substantially renovated homes and homes built to replace demolished ones also count.
- For an off the plan purchase, the $750,000 cap applies to the contract price.
- All applicants must be at least 18 at settlement or completion, and at least one must be an Australian citizen or permanent resident at the relevant date.
- At least one applicant must live in the home for at least 12 months, starting within 12 months of settlement or of construction finishing. If that is not met, you must tell the SRO in writing within 14 days and repay the grant.
- The duty concession page lists an earlier grant as a bar to the concession. The grant page does not explain how the two apply to one purchase, so check with the SRO.
Source: Understanding the First Home Owner Grant, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
Is there a foreign purchaser surcharge in Victoria?
Yes. Foreign purchasers pay an extra 8% duty on residential property, charged on the foreign purchaser share of the dutiable value, for agreements entered into on or after 1 July 2019. Concessions are not taken off before the surcharge is worked out. The first home buyer page warns it may apply if you buy with a foreign person.
Source: Understanding foreign purchaser additional duty, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026.
What are the common mistakes with Victorian stamp duty?
The common mistakes are using the wrong scale at $550,000, treating the price as the dutiable value when market value is higher, and assuming every first home buyer qualifies. Each can change the duty bill by thousands of dollars, so check the scale, the value and the conditions before you budget.
- Using the residence scale above $550,000. It stops there.
- Reading the 5.5% band from $960,000 as a rate on only the part above $960,000. It is a rate on the whole value.
- Using the price when the market value is higher. Duty is on the greater of the two.
- Assuming the concession is open to everyone. Voting enrolment, move in dates, earlier grants and earlier home ownership all matter.
- Claiming both the first home buyer concession and the pensioner reduction. You can claim one.
- Assuming a house and land package gets the off the plan concession. It needs a strata subdivision with common property.
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026; Strata apartments and townhouses temporary concession, State Revenue Office Victoria, Updated 22 October 2026; Pensioner and concession card holder duty reduction, contracts signed on or after 1 July 2023, State Revenue Office Victoria, Updated 22 October 2026.
What changed in Victoria in 2025 and 2026?
The SRO rate scales have not changed: its pages, updated on 29 September 2026, still show the scale for contracts on or after 1 July 2021. The changes are in the rules. Different rules applied to New Zealand citizens before 26 November 2025, and the off the plan concession now covers contracts signed before 21 April 2027.
| Date | Change |
|---|---|
| 29 September 2026 | The SRO rate pages were updated and still show the same scale for contracts on or after 1 July 2021. No change to the rates. |
| 26 November 2025 | The SRO says different rules applied to New Zealand citizens for first home buyer transactions before this date. Now at least one purchaser must be an Australian citizen, New Zealand citizen or permanent resident. |
| 21 October 2024 | The temporary off the plan concession for strata apartments and townhouses began. The SRO page now shows contracts before 21 April 2027. |
| 1 July 2023 | The pensioner and concession card holder duty reduction in its current form applies to contracts on or after this date: no duty to $600,000 and a reduction to $750,000. |
Source: General land transfer duty property current rates, State Revenue Office Victoria, Page last updated 29 September 2026; Principal place of residence current rates, State Revenue Office Victoria, Updated 29 September 2026; First home buyer duty exemption or concession, State Revenue Office Victoria, Updated 22 October 2026; Strata apartments and townhouses temporary concession, State Revenue Office Victoria, Updated 22 October 2026; Pensioner and concession card holder duty reduction, contracts signed on or after 1 July 2023, State Revenue Office Victoria, Updated 22 October 2026.
Victoria land transfer duty questions answered
What is stamp duty called in Victoria?
Victoria calls it land transfer duty. It is paid to the State Revenue Office when property is bought or otherwise acquired, and it is worked out on the dutiable value.
What is the duty on a $750,000 home in Victoria?
It is $40,070 on the general scale. A first home buyer pays the same, $40,070, because the concession has reduced to nothing at $750,000.
Is the Victorian first home buyer concession means tested?
The conditions listed by the SRO do not include an income test. The limit is the dutiable value: no duty to $600,000 and a reduced amount to $750,000.
Do both buyers need to be first home buyers?
Each purchaser must be an individual aged 18 or over buying as their residence, and the previous ownership and grant bars apply to a spouse or partner too. For residency, at least one purchaser must live in the home.
What if I bought vacant land and will build?
Only the land is valued, not your building contract. You have until the earlier of 12 months after the occupancy certificate or 36 months after settlement to move in.
What if I owned a home before?
You are not eligible if you, your spouse or your partner owned a home in Australia before 1 July 2000, or owned and occupied one for at least 6 continuous months on or after that date.
Can I use the first home buyer concession and the pensioner reduction together?
No. For a transaction you can claim one or the other.
Is the off the plan duty concession still on?
The SRO page shows it for contracts entered into on or after 21 October 2024 and before 21 April 2027. It covers strata apartments and townhouses, and it deducts construction costs incurred after the contract date from the dutiable value.
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Sources
How we checked: every rate, threshold and date on this page was read on the State Revenue Office Victoria pages listed below on 28 October 2026, and every duty figure is calculated by the same engine as the calculator.
Rates and thresholds come from the State Revenue Office Victoria and the legislation listed above. For a binding figure, use the State Revenue Office Victoria or ask your conveyancer.
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