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Stamp duty Victoria
Find out your stamp duty costs when buying property in Victoria. Use our calculator and see if you can get an exemption or concession.
How much stamp duty do I need to pay in Victoria?
In Victoria you pay stamp duty, or land transfer duty, when you purchase a home or investment property. It can costs tens of thousands of dollars, but there are concessions and exemptions to help keep costs down for first home buyers.
VIC stamp duty calculator
Use this calculator to get an estimate of your stamp duty costs on a property in Victoria. Select VIC in the input box to ensure you get the right calculation. This is just an estimate not an exact calculation.
How to use the VIC stamp duty calculator
- Enter your property value (or an estimate).
- Pick VIC as your state/territory.
- Select Live-in (if you're buying a home), Investment (for an investment property) or Vacant land (if building on a vacant lot).
- If you've never owned a home before select Yes for First Home Buyer (you may get a stamp duty discount).
How is stamp duty calculated in Victoria?
Many would-be homebuyers don't realise that they'll have to pay stamp duty. Buying a home in Victoria could cost you tens of thousands of dollars in land transfer duties.
The amount of duty payable is calculated on a sliding scale, starting at 1.4% for properties whose dutiable value is $25,000, and going up to 5.5% for properties with a dutiable value of $960,000 and above.
| Dutiable value range | Duty payable |
|---|---|
| Up to $25,000 | 1.4% of the dutiable value of the property |
| $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 |
| Above $2,000,000 | $110,000 plus 6.5% of the dutiable value in excess of $2,000,000 |
Figures correct at the time of publication and subject to change. Source: State Revenue Office of Victoria
The dutiable value of the home basically just means the purchase price of the property. But if you're selling a property at discount (say, to a family member) then the dutiable value is based on the market value. That's the price the property would sell for on the open market.
Rates of stamp duty may vary if:
- You’re a foreign buyer.
- You’re a first home buyer.
- The property is going to be your primary residence or an investment property.
- You’re buying land or an existing dwelling.
- You’re buying the property or taking possession of it in another way (e.g. receiving it as a gift, inheriting the property).
- You are entitled to other exemptions and concessions.
First home buyer? Learn how to find the right home loan here
Are there stamp duty concessions for first home buyers in Victoria?
There’s a range of land transfer duty concessions and complete exemptions that are available.
Ongoing stamp duty exemption for first home buyers
On an ongoing basis, first home buyers in Victoria may be exempt from stamp duty on eligible purchases.
You, and your partner if applicable, must both qualify as first home buyers and be Australian citizens or permanent residents. New Zealanders on a special category visa are also eligible.
Eligible purchases
The full exemption only applies to homes with a dutiable value up to $600,000. For homes valued at $600,000 to $750,000, you can still get a partial exemption.
You must be buying your principal place of residence, so the discount is not available on investment purchases. This means you need to live in it for at least 12 continuous months, starting within 12 months of taking possession.
Here are some examples of how the Victorian stamp duty concession can help you reduce your stamp duty costs:
| Purchase price | First Home buyer exemption and concession |
|---|---|
| $500,000 | $0 |
| $550,000 | $0 |
| $625,000 | $5,428 |
| $650,000 | $11,356 |
| $675,000 | $17,758 |
| $700,000 | $24,713 |
| $725,000 | $32,141 |
Stamp duty is subject to changes so please use the above as a guide only.
Are there any other stamp duty concessions or exemptions in Victoria?
Land transfer duties are also exempt for:
- Land transfers from deceased persons to their beneficiaries
- Transfers between spouses and partners, including transfers after breakups, such as part of a divorce settlement
- Certain corporate consolidations or reconstructions
Other concessions include:
- Off-the-plan purchase concessions
- Pensioner duty exemptions or concessions
- Charity and friendly society concessions
- Young farmer exemptions or concessions
Learn more about each exemption:
How do I claim a Victorian stamp duty concession or exemption?
You can apply for an exception or concession through Victoria’s State Revenue Office.
How and when do I have to pay stamp duty?
You must complete a Digital Duties Form online to pay your land transfer duty. You can do this as a homebuyer, or your conveyancer will do it for you. You will need to register online and verify your identity.
The State Revenue Office of Victoria recommends that you complete the form and payment "at least 30 days before settlement."
This means you must have saved your stamp duty and have the funds ready to pay for it at around the same time that you save your deposit. You can not add the cost of stamp duty to your home loan.
Do I have to pay stamp duty upfront or can I pay it in instalments?
You're generally better off paying your land transfer duty upfront if you can. It is possible to set up a payment plan lasting up to 12 months, but you will be charged interest at the "market rate" plus 8%. That's a hefty rate and could see you pay a significant amount of interest.
For instance, your stamp duty bill could have an interest rate attached to it valued at around 4%. Add on the 8% margin and that's 12% interest. On stamp duty of $15,000, this would add $1,800 to your stamp duty bill.
More questions about stamp duty in Victoria
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Stamp duty in the ACT
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Stamp duty in WA
Everything you need to know about how much stamp duty you'll pay when you buy a home in Western Australia.
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NSW stamp duty calculator & guide
Stamp duty is just one of the many costs associated with property ownership. Learn everything you need to know about transfer duty in NSW.
Ask a question
Hi Team,
I have bought the land and acquired stamp duty concession on it upfront. I intend to build house on it within 12 months but if in case my circumstances change and I decide not to build the house in next 12 months. What I would have to do then? Do I need to pay back stamp duty to SRO back? If I have to give it back then would I be able to claim it back once I build the house in future?
Thanks.
Hi Abbi,
Thank you for getting in touch with Finder.
You may refer to the VIC State Revenue Office off-the-plan duty concession. You can also get in touch with them to discuss this matter.
I hope this helps.
Thank you and have a wonderful day!
Cheers,
Jeni
I and my mother wish to jointly buy a house with a value of $630,000. I have a valid disability pensioner concession card, can I apply for concession exemption on half the value ie $315,000? My mother used a pensioner concession in 2011 when her aged pensioner husband used his pensioner concession. Can she apply for a concession under the principal place of residence concession on her half ($315,000) providing she lives there with me (to care for me) for the first 12 months? Please advise, thanks!
Hi Brooke,
Thanks for getting in touch with Finder. I hope all is well with you.
While I may not be able to provide a specific answer since there are other factors that might come into play when it comes to applying for concession exemption, please note that you may be eligible for a concession if you have never claimed it before, have a concession card that is valid at the time of settlement, and is buying a home to live in. You also can’t claim the first home owners grant at the same time. You can only get the concession once.
I’m not sure if your mother would be qualified or not. I highly recommend you directly get in touch with the right person. You may also visit the VIC pensioner duty exemption or concession guide.
I hope this helps. Should you have further questions, please don’t hesitate to reach out again.
Have a wonderful day!
Cheers,
Joshua
We applied for an aged pension in early December 2018 & are waiting for a response. We have our CRN & have been told we meet the criteria for a full age pension. If we purchase a property before being in receipt of the pension, can we claim stamp duty exemption on a property? Helen
Hi Helen,
Thank you for getting in touch with Finder.
It’s recommended that you seek help from the State Revenue Office of Victoria regarding your specific query. You may send your query using their online form or call their help centre on 13 21 61 from 830am – 5pm (AEST), Monday to Friday, excluding public holidays.
I hope this helps.
Thank you and have a wonderful day!
Cheers,
Jeni
My daughter, who is a beneficiary under my will, has moved into my home with me and she wants to buy half of the property and then renovate it.. I am prepared to gift her half of the property now as it will be hers anyway!
Do I have to pay stamp duty on this transaction?
Thank you for your help
Hi Sunny-Lou,
Thank you for leaving a question.
Stamp duty is generally payable even if there is a simple transfer,
though Land transfer duties are also exempt for:
Land transfers from deceased persons to their beneficiaries
Transfers between spouses and partners, including transfers after breakups such as part of a divorce settlement
Certain corporate consolidations or reconstructions
You may want to visit Victoria’s State Revenue Office to get specific information on this since your daughter is also the rightful heir and is listed on the will.
Cheers,
Val
My father has two farm properties, the first farm properties I am the sole beneficiary hence I understand I will be exempt from stamp duty. The second property I am not a beneficiary however I have the first option to purchase at valuation price, can I obtain stamp duty exemption on this property? I have heard by puting a “stamp duty free” clause in the will will give me exemption, is this possible? Thankyou
Hi Graeme,
Thanks for your question.
Stamp duty is generally payable even if there is a simple transfer, say your father transfers a part of the farm to your name. However, depending on the value of the property, the type of property, and your personal circumstances, you may be exempt from paying this tax. Just to confirm, is your property located in Victoria? If so, in Victoria, a full exemption from duty is available on farmland valued at no more than $600,000.
While we’re not sure if putting a “stamp duty-free” clause in the will exempts you from paying the tax, it would be best to check with your local state revenue office to be sure. Meantime, it might be helpful to check a guide on stamp duty to VIC farm properties.
I hope this has helped.
Cheers,
May