Stamp Duty Victoria 2026: Rates, Exemptions & How to Calculate

Stamp duty in Victoria — officially called land transfer duty — is a state government tax you pay when buying property, and it's one of the largest upfront costs you'll face. On a $700,000 home in Melbourne, you could pay over $37,000 in stamp duty alone. Understanding stamp duty rates, exemptions and concessions can save you thousands, whether you're a first home buyer or an experienced investor. See our complete guide to stamp duty exemptions and concessions across Australia. See our breakdown of all investment property costs.

What Is Stamp Duty in Victoria?

Stamp duty is a tax levied by the Victorian government on property transfers. Every time a property changes hands — through purchase, gift, or transfer — the buyer must pay stamp duty to the State Revenue Office (SRO). The amount you pay depends on the property's purchase price or market value, whichever is higher.

Unlike a recurring tax, stamp duty is a one-off cost you pay at settlement. It applies to residential property, commercial property, and vacant land. The SRO Victoria administers all stamp duty obligations in the state.

Current Stamp Duty Rates in Victoria (2026)

Victoria uses a tiered rate structure based on your property's dutiable value. Here are the general stamp duty rates for property purchases:

Property Value	Stamp Duty Rate
Up to $25,000	1.4% of the dutiable value
$25,001 – $130,000	$350 plus 2.4% of amount over $25,000
$130,001 – $960,000	$2,870 plus 6.0% of amount over $130,000
$960,001 – $2,000,000	$52,670 plus 5.5% of amount over $960,000
Over $2,000,000	Premium rate of 6.5% of total value

These rates are set by the Victorian government and reviewed periodically. Always verify the latest rates with the SRO Victoria before making a property purchase decision.

Worked Example: Stamp Duty on a $750,000 Property

For a home with a purchase price of $750,000:

First $25,000 at 1.4% = $350
Next $105,000 ($25,001–$130,000) at 2.4% = $2,520
Remaining $620,000 ($130,001–$750,000) at 6.0% = $37,200
Total stamp duty = $40,070

That's a significant addition to your upfront costs — roughly 5.3% of the purchase price on top of the property price itself.

Stamp Duty Exemptions and Concessions in Victoria

The Victorian government offers several stamp duty exemptions and concessions that can dramatically reduce what you pay. Unlike some states and territories where concession information is limited, Eligibility criteria vary by scheme, so check which ones apply to your situation.

First Home Buyer Exemption

First home buyers in Victoria can access generous stamp duty relief:

Full exemption: Properties valued at $600,000 or less pay zero stamp duty
Concession: Properties valued between $600,001 and $750,000 receive a sliding-scale discount
No relief: Properties over $750,000 pay full stamp duty rates

To qualify for the first home buyer exemption, you must apply as a purchaser buying your first home as a primary residence, be an Australian citizen or permanent resident, and move into the property within 12 months. Your conveyancer will apply on your behalf during the settlement process.

First Home Owner Grant

On top of the stamp duty exemption, eligible first home buyers can also claim the First Home Owner Grant (FHOG) — a $10,000 payment from the Victorian government for purchasing or building a new home valued at $750,000 or less. This grant stacks with the stamp duty concession, making it significantly cheaper for first home buyers to enter the market.

Principal Residence Concession

Buying a home to live in (but not your first)? You may qualify for the principal residence concession, which applies reduced stamp duty rates compared to the general scale. This concession recognises that your primary residence serves a different purpose than a rental property.

Off the Plan Property Concession

Purchasing an off the plan property in Victoria? You may only pay stamp duty on the land component rather than the completed property value. This off the plan concession can save buyers tens of thousands in stamp duty costs, particularly on apartment purchases where the land component is a fraction of the total price.

The concession applies to both owner-occupiers and investors, though eligibility criteria and calculation methods differ. Speak with your conveyancer about how to structure an off the plan property purchase to maximise this saving.

Pensioner and Concession Card Holder Exemptions

Eligible pensioners and concession card holders may receive a stamp duty exemption on properties valued up to $330,000, with a concession available on properties valued up to $750,000. Check current thresholds and eligibility criteria with the SRO Victoria as these figures are updated periodically.

Stamp Duty on Investment Property in Victoria

If you're buying an investment property in Victoria, you'll pay the full general stamp duty rates — no exemptions apply. Stamp duty on an investment property is one of the biggest upfront costs investors need to budget for alongside your home loan deposit. Unlike first home buyers, investors cannot apply for any stamp duty relief regardless of the property's value.

When planning your purchase, make sure stamp duty is included in your finance plan. Your mortgage broker or lender should factor stamp duty into your home loan structure — some buyers capitalise the stamp duty into their home loan, though this increases your total mortgage and lenders mortgage insurance costs.

For a $650,000 investment property, expect to pay approximately $34,070 in stamp duty costs. Factor this into your feasibility analysis alongside other fees and property costs like legal fees and building inspections.

Use our stamp duty calculator to estimate your exact costs for any Victorian property. Stamp duty concessions do not apply for investors, so budget for the full general rate.

Foreign Buyer Surcharge

Foreign purchasers (non-Australian citizens or permanent residents) pay an additional 8% surcharge on top of standard rates. On a $750,000 property, that's an extra $60,000 — making the total duty bill over $100,000.

How to Calculate Stamp Duty in Victoria

You can calculate stamp duty in Victoria using the tiered rate table above, or save time with a duty calculator. Here's what you need:

Determine the dutiable value — this is the purchase price or market value, whichever is higher
Check your eligibility for any exemptions and concessions
Apply the correct rate — general, principal residence, or first home buyer
Add any surcharges — foreign buyer surcharge if applicable

For a quick estimate, use the PropBoss stamp duty calculator which covers all Australian states and territories including Victoria. Input your property price, select your buyer type, and get an instant breakdown of your costs.

You can also verify your calculation with the SRO Victoria duty calculator on their official website.

Other Fees and Upfront Costs When Buying in Victoria

Stamp duty is just one of several upfront costs you'll face when buying property in Victoria. Here's what else to budget for:

Transfer Fees and Registration Costs

The property's title transfer must be registered with Land Use Victoria. Transfer fees typically cost $1,500–$3,000 including conveyancer or solicitor fees, title search, and registration. These transfer fees are separate from your stamp duty obligation.

Lenders Mortgage Insurance (LMI)

If your home loan deposit is less than 20% of the property price, your lender will charge lenders mortgage insurance. LMI can cost anywhere from $5,000 to $30,000+ depending on the loan amount — a significant addition to your upfront costs.

Land Tax

Unlike stamp duty (a one-off cost), land tax is an annual obligation for property owners in Victoria. The revenue office assesses land tax based on the combined value of all taxable land you own. Budget for this ongoing cost in your rental property cash flow.

Building and Pest Inspections

Allow $500–$1,000 for a combined building and pest inspection. This isn't a government fee but it's included in the essential costs buyers need to plan for. This isn't a government fee but it's an essential part of understanding stamp duty and other property costs in context.

Run the numbers with our stamp duty calculator.

Frequently Asked Questions

How much is stamp duty on a $500,000 property in Victoria?

On a $500,000 property at the general rate, stamp duty is approximately $25,070. First home buyers purchasing a primary residence at this price would pay zero stamp duty under the full exemption.

Can you claim stamp duty on an investment property?

Stamp duty on an investment property is not tax-deductible as an annual expense, but it forms part of the property's cost base for capital gains tax purposes. When you eventually sell, the stamp duty you paid reduces your capital gain. Read our guide for investors for more detail.

When do you pay stamp duty in Victoria?

Stamp duty must be paid within 30 days of settlement. Your conveyancer or solicitor typically handles the payment to the SRO as part of the settlement process.

Is stamp duty different for apartments vs houses?

The same rates apply to both houses and apartments. However, off the plan property purchases may attract lower duty through the off-the-plan stamp duty concessions, which is more common for apartment buyers.

Start Planning Your Victorian Property Purchase

Understanding stamp duty in Victoria is essential for calculating your true property costs. Whether you're a first home buyer eligible for a full exemption or an investor budgeting for the full rate, knowing your stamp duty obligation upfront prevents settlement surprises.

Use the PropBoss stamp duty calculator to estimate your costs instantly, or explore our complete property investment toolkit to plan your next purchase with confidence.

Ready to track your property portfolio like a pro? Get started with PropBoss today — it's free to begin.