Stamp Duty Calculator Victoria
Calculate VIC transfer duty on any purchase price using the verified State Revenue Office Victoria schedule. Foreign buyer surcharge included.
Property details
Contract price for the property in VIC.
VIC stamp duty
$43,070
General transfer duty rate (investor / second-home buyer). FHB concessions, if eligible, reduce this further.
Keep this VIC number for tax time
Stamp duty adds to your CGT cost base, so it lowers the tax you pay when you eventually sell. Vestly stores it against the property and tracks cashflow, depreciation, and deductions across your whole portfolio.
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How VIC stamp duty works
Victoria charges transfer duty (often called stamp duty) on property purchases. The State Revenue Office Victoria (SRO) publishes the schedule. The investor / non-PPR schedule below applies when you are not eligible for the principal-place-of-residence (PPR) concession.
Victoria transfer duty brackets (FY 2025-26)
| Dutiable value | Duty payable |
|---|---|
| $0 - $25,000 | 1.4% of the dutiable value |
| $25,001 - $130,000 | $350 + 2.4% of value over $25,000 |
| $130,001 - $960,000 | $2,870 + 6.0% of value over $130,000 |
| $960,001 - $2,000,000 | 5.5% of the FULL dutiable value (flat) |
| $2,000,001+ | $110,000 + 6.5% of value over $2,000,000 |
Source: State Revenue Office Victoria - transfer duty rates
Worked example
A Victorian investor buying a $800,000 residential property in Melbourne pays approximately $43,070 in VIC stamp duty (before any first-home buyer concession or foreign-acquirer surcharge).
First-home buyer concessions
First-home buyers pay no duty on properties up to $600,000 and receive a sliding concession up to $750,000. Owner-occupiers (non-FHB) get a smaller PPR concession on properties up to $550,000.
Foreign buyer surcharge
Foreign buyers pay an additional 8% Foreign Purchaser Additional Duty on residential property.
VIC-specific quirks
Victoria has a structural change at $960,000: above this threshold the schedule flips from marginal (6% over $130,000) to a 5.5% flat rate on the FULL price. The two rates are designed to meet near the boundary, so at $960,001 the jump versus $959,999 is small - but buying at $1.5m vs. $959k means a much higher effective rate. Negotiate hard near the boundary.
Common questions
When is Victorian stamp duty payable?
Within 30 days of the contract becoming unconditional (typically settlement). PEXA handles the payment electronically as part of e-settlement.
What changes at the $960,000 threshold in Victoria?
Between $130,001 and $960,000 you pay marginal duty (6% on the excess over $130,000). From $960,001 the rate flips to 5.5% on the FULL dutiable value. The two formulas are calibrated to roughly converge at the boundary, so a $1,000 price change near $960k only shifts duty by a few hundred dollars. The real impact is on properties well above $960k - they pay 5.5% of the entire price, not just the excess.
How is VIC stamp duty calculated for a $800,000 investor purchase?
Sitting in the $130,001 - $960,000 bracket: $2,870 + 6.0% of ($800,000 - $130,000) = $2,870 + $40,200 = $43,070.
Are off-the-plan purchases treated differently?
PPR off-the-plan buyers can sometimes deduct construction costs from the dutiable value, reducing duty. Investors generally cannot - duty is calculated on the full contract price.
What is the Victorian foreign purchaser additional duty?
An 8% surcharge on the dutiable value, on top of the general duty, for any foreign person buying residential property in Victoria.
Does Victoria still have an off-the-plan duty concession?
Yes - but post-2017 reforms restricted it to PPR buyers and FHBs. Investors generally do not benefit.
Need the full upfront-cost picture?
Stamp duty is only one line item. The national Upfront Costs Calculator adds your deposit, LMI estimate, legal fees, inspections, and lender fees - the complete cash-at-settlement figure.
Verified May 2026. Source: State Revenue Office Victoria. Indicative only. Confirm with State Revenue Office Victoria or a conveyancer before relying on this figure.
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