Stamp Duty Calculator Victoria (2025-26)

Avoid under-budgeting in Victoria. Estimate land transfer duty, first home concessions, and foreign purchaser duty with 2025-26 rates.

2025–26 ATO rates · Updated 15 Feb 2026 · No signup required Estimates only. Not tax or financial advice. Full disclaimer

How does land transfer duty work in Victoria?

Land transfer duty in Victoria is a one-off tax payable when you purchase property. It is calculated on the purchase price (or market value, whichever is higher) using progressive rate brackets. Higher-value properties attract a higher marginal rate, up to a top rate of 6.5%.

First home buyers: Full exemption up to $600,000; concession up to $750,000.

Foreign buyers: 8% foreign purchaser additional duty.

For full details and to verify current rates, visit State Revenue Office Victoria .

Victoria land transfer duty rates

Property value	Marginal rate	Duty payable
$0 – $25,000	1.4%	$1.40 per $100
$25,001 – $130,000	2.4%	$350 + $2.40 per $100 over $25,000
$130,001 – $960,000	6.0%	$2,870 + $6.00 per $100 over $130,000
$960,001 – $2,000,000	5.5%	$52,670 + $5.50 per $100 over $960,000
Over $2,000,000	6.5%	$109,870 + $6.50 per $100 over $2,000,000

Source: State Revenue Office Victoria. Retrieved 15 Feb 2026. Standard buyer rates shown.

Off-the-plan concessions

Victoria offers an off-the-plan concession that allows buyers to pay stamp duty on the land value only (rather than the full contract price) for apartments and townhouses purchased off the plan. This can significantly reduce the duty payable. The concession applies to both owner-occupiers and investors, subject to conditions.

Worked example: Victoria land transfer duty

Purchase price: $700,000

Estimated land transfer duty: $37,070

For a property valued at $700,000 in Victoria: the first $25,000 = $350, then $25,001-$130,000 = $2,520, then $130,001-$700,000 = $34,200. Total = $37,070 (approximately 5.30% effective rate). A first home buyer buying between $600,000 and $750,000 would receive a partial concession.

Use the calculator above to estimate land transfer duty for any purchase price. The calculator also shows how Victoria compares with other Australian states.

City scenario: Melbourne

Melbourne buyers frequently model duty alongside body corporate and insurance to avoid underestimating total first-year ownership costs.

In a Melbourne scenario around $700,000, this page estimates upfront duty around $37,070 under current published rates.

Verify your result with the official source

Cross-check your estimate against official guidance from State Revenue Office Victoria . Confirming rates and concessions there helps validate assumptions before settlement.

Victoria purchase-planning context

Victoria applies a steep middle-bracket structure and reaches high duty amounts quickly for metro transactions. Investors comparing Melbourne assets often need to model duty alongside higher recurring holding costs such as body corporate and insurance.

The off-the-plan concession can materially change duty outcomes in qualifying developments. If you are evaluating off-the-plan stock, model both concession and non-concession outcomes before committing.

Is stamp duty tax deductible?

Stamp duty paid on the purchase of an investment property is not an immediately deductible expense. Instead, it forms part of the cost base of the property for capital gains tax (CGT) purposes. This means when you eventually sell the investment property, the stamp duty you paid at purchase reduces your taxable capital gain, lowering your CGT liability.

For your principal place of residence, stamp duty is generally not tax deductible at all, as the main residence CGT exemption means the cost base is typically irrelevant.

Assumptions and limitations

Standard buyer rates shown. First home buyer concessions and foreign surcharges are calculated separately using the buyer type selector.
Does not model off-the-plan concessions, regional variations, or exemptions for specific transaction types (e.g. related party transfers, family law).
Duty is calculated on the purchase price. In some cases, revenue offices may assess duty on the market value if it is higher than the contract price.

Stamp duty calculators for other states

Compare stamp duty across all Australian states and territories or view rates for a specific state:

Stamp Duty Calculator (all states and territories) - compare every state side by side
Stamp Duty Calculator NSW (New South Wales) - top rate: 7.0%
Stamp Duty Calculator QLD (Queensland) - top rate: 5.75%
Stamp Duty Calculator WA (Western Australia) - top rate: 5.15%
Stamp Duty Calculator SA (South Australia) - top rate: 5.5%
Stamp Duty Calculator TAS (Tasmania) - top rate: 4.5%
Stamp Duty Calculator ACT (Australian Capital Territory) - top rate: 5.86%
Stamp Duty Calculator NT (Northern Territory) - top rate: 5.95%

Frequently asked questions

How much is stamp duty in Victoria?

Victorian land transfer duty ranges from 1.4% for properties up to $25,000 to 6.5% for properties over $2,000,000. For a typical $700,000 home, standard duty is approximately $37,070.

Are first home buyers exempt from stamp duty in Victoria?

Yes. First home buyers in Victoria are fully exempt from land transfer duty on properties valued up to $600,000. A sliding scale concession applies between $600,000 and $750,000.

Do I pay stamp duty on investment property in Victoria?

Yes. Investment properties attract full land transfer duty at standard rates. The first home buyer exemption only applies to properties purchased as a principal place of residence.

Is stamp duty tax deductible in Victoria?

Stamp duty is not immediately deductible for tax purposes. For investment properties, it is added to the cost base and reduces capital gains tax when you sell. For your home, it is not deductible.

What is the foreign buyer surcharge in Victoria?

Foreign purchasers pay an additional 8% foreign purchaser additional duty on residential property in Victoria, on top of the standard land transfer duty.

When do I have to pay stamp duty in Victoria?

In Victoria, land transfer duty is payable within 30 days of settlement or the transfer of the property. Your conveyancer or solicitor typically arranges payment.

Important Disclaimer

This calculator provides general information only and is not intended as tax advice, financial advice, or a recommendation to buy, sell, or hold any investment property. The results are estimates based on the information you provide and the tax rules applicable to the 2025-26 financial year.

Tax rules and rates are subject to change. The calculations may not account for all factors that apply to your specific situation, including but not limited to: HELP/HECS-HELP repayments, Medicare Levy Surcharge, private health insurance rebate adjustments, foreign income, or trust distributions.

We are not affiliated with the Australian Taxation Office (ATO) or any state or territory revenue office. All rates and thresholds are sourced from publicly available government data (see sources below).

Seek professional advice. For advice specific to your financial situation, speak with a registered tax agent, accountant, or licensed financial adviser.

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