How to use the Victorian stamp duty calculator
- Enter the dutiable value: generally the higher of your purchase price and market value.
- Select investment/no concession, an eligible principal place of residence, or an eligible first home buyer.
- Calculate the duty and compare it with the funds you have available for settlement.
This tool covers standard established and completed new residential homes. It assumes the selected concession is available to you. It does not determine eligibility or replace an SRO assessment.
Victorian stamp duty examples
Illustrative duty only, calculated from the published schedules. Concession columns assume all eligibility requirements are met. Figures exclude foreign purchaser additional duty and other purchase costs.
| Dutiable value | Investment / general | Eligible home buyer | Eligible first home buyer |
|---|---|---|---|
| $500,000 | $25,070 | $21,970 | $0 |
| $600,000 | $31,070 | $31,070 | $0 |
| $650,000 | $34,070 | $34,070 | $11,356.67 |
| $700,000 | $37,070 | $37,070 | $24,713.33 |
| $750,000 | $40,070 | $40,070 | $40,070 |
| $900,000 | $49,070 | $49,070 | $49,070 |
For example, at $650,000 the general duty is $34,070. An eligible first home buyer pays an estimated $11,356.67 after the concession. These estimates are rounded to cents; the final assessment may round differently.
How stamp duty is calculated in Victoria
General duty uses graduated rates. For values above $130,000 and up to $960,000, the calculation is $2,870 plus 6% of the amount above $130,000. Different bands apply below and above this range. View the full SRO general duty rates.
An eligible principal place of residence can receive lower rates for values above $130,000 and up to $550,000. Above $550,000, general rates apply unless another concession is available. See the SRO principal place of residence schedule.
First home buyer exemptions and concessions
Eligible buyers receive a full exemption up to $600,000 and a reducing concession up to $750,000. At $750,000, the taper reaches the full ordinary duty. Selecting “first home buyer” assumes you qualify; it does not establish entitlement.
Check purchaser and partner ownership history, citizenship or residency, and the requirement to occupy the home. Read our Victorian first home buyer stamp duty guide and the SRO eligibility rules before relying on the concession.
Plan the full cost of buying
Stamp duty is one part of the cash needed to buy. Allow for your deposit, conveyancing, inspections, registration fees and settlement adjustments. Our Victorian buying-costs guide helps you build a broader budget. Buying interstate? Use the Australian stamp duty calculator.
Victorian stamp duty questions
Is stamp duty different in Melbourne and regional Victoria?
The standard Victorian duty schedules apply across the state. The property value and your eligibility determine this estimate. Special concessions may have additional location, property or contract-date conditions.
Do first home buyers pay stamp duty in Victoria?
Eligible first home buyers pay no ordinary duty on a home with a dutiable value up to $600,000. Relief tapers between $600,000 and $750,000. Eligibility is not automatic: purchaser history, residency and occupancy conditions apply.
When do you pay stamp duty in Victoria?
Your conveyancer, solicitor or bank generally arranges payment as part of settlement. Duty must be paid within 30 days of settlement to avoid possible penalty tax and interest. Allow for it in your settlement funds.
Does this calculator include every buying cost?
No. The result estimates land transfer duty only. Budget separately for transfer and mortgage registration, conveyancing, inspections, lender fees and settlement adjustments. Foreign purchasers and non-standard transactions need a separate assessment.
Can I use it for an off-the-plan property or vacant land?
Use the SRO calculator and your conveyancer for these purchases. Off-the-plan deductions and vacant-land occupancy rules can change the assessment; they are outside this calculator’s scope.
Payment guidance: SRO: understanding land transfer duty.
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