VIC Stamp Duty Calculator

Stamp duty in Victoria is calculated based on the market value of the property you are purchasing. The calculation is done on a sliding scale, with different rates applied depending on the property value you’re buying.

Stamp Duty Rates

Principal Place of Residence (PPR Concession)

If you’re buying a house to live in, you may pay less duty than the standard rates above. The concession applies only if the property is valued at $550,000 or less and you live in it as your home for a continuous period of 12 months within 12 months after settlement.

• $130,000 – $440,000 → $2,870 plus 5% of the dutiable value in excess of $130,000 (5% instead of 6%).
• $440,001 – $550,000 → $18,370 plus 6% of the dutiable value in excess of $440,000.
• Above $550,000 → The Principal place of residence (PPR) concessional rate does not apply.

Yes. In Victoria, first home buyers pay no stamp duty on properties under $600,000. For homes valued between $600,001 and $750,000, a concession reduces the duty payable.

The amount of concession available works on a sliding scale. The closer the value is to $600,000, the more you save in stamp-duty concessions.

The concession is open to all buyer types, including investors, owner-occupiers, first home buyers, and foreign buyers. It applies to off-the-plan apartments and townhouses in strata subdivisions with shared areas (e.g., common property like lobbies or gardens) purchased under contracts signed between 21 October 2024 and 20 October 2026.

How does it work?

• Normally, stamp duty is calculated on the full purchase price.
• With this concession, you can subtract construction costs incurred after you sign the contract.
• Stamp duty is then calculated on the reduced value, as verified by documentation like a quantity surveyor’s report.

Example:

If you buy an off-the-plan apartment for $700,000 and $100,000 of construction costs remain after contract signing, you only pay duty on $600,000, not the full price.

If stamp duty isn’t paid within 30 days of settlement, the SRO charges interest at 11.78% per year (2025-26) plus penalty tax of 25% to 75%, depending on the circumstances.

The upfront costs of buying a house, besides stamp duty are:

• Deposit: Typically, lenders require a deposit of at least 5-20% of the property's value.
• Legal and Conveyancing Fees: Engaging a solicitor or conveyancer to manage the legal aspects of the property transfer usually costs between $800 and $1500.
• Building and Pest Inspections: These inspections ensure the property is structurally sound and free from pests, costing up to $600 in total.
• Loan Application or Establishment Fees: Some lenders charge fees ranging from $0 to $900 for processing your home loan application.
• Lenders Mortgage Insurance (LMI): If your deposit is less than 20%, lenders may require LMI to protect themselves in case of default. The cost varies based on the loan amount and deposit size.

Learn more about the upfront and ongoing costs of buying a house.