This Victoria stamp duty calculator estimates land transfer duty on a dutiable value you type, using the rates the State Revenue Office still publishes for contracts entered into on or after 1 July 2021. The sample is a first home buyer at $700,000. The headline is the duty in Australian dollars, including foreign purchaser additional duty when you select it. The number you type is treated as the dutiable value already, the greater of the price and the unencumbered market value. This form does not know the market value, and it does not apply an off-the-plan concession.
A home that is a principal place of residence uses a concessional scale through $550,000 and the general scale above that. A purchase that is not a principal place of residence uses the general scale at every value. An eligible first home buyer pays no duty at $600,000 or less, and a reduced duty from there through $750,000, under section 57JA of the Duties Act 2000 (Vic). Foreign purchaser additional duty is 8% of the dutiable value for a residential purchase arising from an agreement on or after 1 July 2019. New South Wales transfer duty, and England’s stamp duty land tax, are different statutes.
How to use this calculator
- Enter the dutiable value in Australian dollars. The sample is 700000.
- Choose the buyer. First home buyer applies the exemption or the concession. Home, not a first home buyer, uses the principal place of residence scale. Not a principal place of residence uses general duty.
- Choose whether foreign purchaser additional duty applies. The 8% is calculated on the dutiable value, not on the duty after a concession, and a foreign purchaser is not given the first home concession on this page.
- Press Calculate. Read the land transfer duty and the foreign purchaser line separately. The headline is their sum, already rounded.
How Victorian land transfer duty is calculated
Section 28 of the Duties Act charges general duty to the nearest dollar, and an amount that lands on exactly fifty cents rounds down. This page rounds each of land transfer duty and foreign purchaser additional duty that way, then adds them. The general scale is 1.4% up to $25,000, then $350 plus 2.4% of the excess over $25,000 up to $130,000, then $2,870 plus 6% of the excess over $130,000 up to $960,000. Above $960,000 and up to $2,000,000 the rate is 5.5% of the whole dutiable value, not 5.5% of the excess. Above $2,000,000 it is $110,000 plus 6.5% of the excess over $2,000,000.
The principal place of residence scale matches the general scale through $130,000. From there to $440,000 it is $2,870 plus 5% of the excess over $130,000, rather than 6%. From $440,000 to $550,000 it is $18,370 plus 6% of the excess over $440,000. Above $550,000 the State Revenue Office says the concessional rate does not apply, so this page switches to general duty. At $550,000 exactly, a home pays $24,970 and a purchase that is not a home pays $28,070. The $3,100 gap is the concession. At $440,000 the gap is wider in percentage terms: $18,370 for the home and $21,470 otherwise.
First home buyer relief replaces that calculation when every buyer qualifies and the purchaser is not treated as foreign on this form. At a dutiable value of $600,000 or less, duty is $0. A $450,000 first home is $0, while the same value as a later home is $18,970 on the principal place of residence scale. Between $600,000 and $750,000, section 57JA multiplies the duty that would otherwise be payable by (value minus $600,000) divided by $150,000. At $700,000 the unreduced home duty is general duty of $37,070, because $700,000 is above $550,000. The fraction is 100,000/150,000, and $37,070 times that fraction is $24,713.33, which rounds to $24,713. At $750,000 the fraction is 1, so the concession equals full duty of $40,070.
Foreign purchaser additional duty is a separate 8%. The State Revenue Office’s worked case of a foreign purchaser buying a $1,000,000 house is $80,000 of additional duty. General duty on that value is 5.5%, or $55,000, so the headline here is $135,000. Additional duty is calculated before concessions. If land transfer duty is fully exempt, the additional duty is not charged either. A foreign purchaser is not given the first home exemption on this page, including at values under $600,000, because a sole foreign purchaser does not meet the citizenship or permanent-residence test the exemption requires.
Formula
Victorian land transfer duty. Contracts on or after 1 July 2021. Dollars, then rounded to the nearest dollar, with exactly 50 cents rounded down. General duty up to $25,000: 1.4% $25,000 to $130,000: $350 + 2.4% over $25,000 $130,000 to $960,000: $2,870 + 6% over $130,000 $960,000 to $2,000,000: 5.5% of the dutiable value over $2,000,000: $110,000 + 6.5% over $2,000,000 Principal place of residence duty matches general duty through $130,000, then $130,000 to $440,000: $2,870 + 5% over $130,000 $440,000 to $550,000: $18,370 + 6% over $440,000 over $550,000: general duty First home, not a foreign purchaser value ≤ $600,000: $0 $600,000 < value ≤ $750,000: home duty × (value − $600,000) / $150,000 value > $750,000: home duty, which is general duty Foreign purchaser additional duty = 8% of dutiable value, unless land transfer duty is exempt Headline = land transfer duty + foreign purchaser additional duty
At $650,000 the unreduced duty is $34,070, which is $2,870 plus 6% of $520,000. The first home fraction is $50,000 / $150,000, so one third of $34,070 is $11,356.67, and the nearest dollar is $11,357. At $600,001 the unreduced duty rounds to $31,070 and the fraction is one dollar over $150,000, about twenty-one cents. Nearest-dollar rounding makes the concessional duty $0. The exemption has already ended. The result is zero only because the sliding scale has not yet reached a whole dollar.
The 5.5% band is not marginal. At $960,000, general duty is still the 6% formula: $2,870 plus 6% of $830,000, which is $52,670. At $960,001, 5.5% of the whole value rounds to $52,800. The duty steps up by $130 at that boundary. At $2,000,000, 5.5% is $110,000. At $2,500,000, duty is $110,000 plus 6.5% of $500,000, which is $142,500. Both of those are general-rate results. A home above $550,000 uses the same numbers.
A foreign purchaser selecting first home buyer at $450,000 does not receive the exemption. Principal place of residence duty is $18,970, foreign purchaser additional duty is 8% of $450,000, which is $36,000, and the headline is $54,970. The same value with the exemption, and without the foreign charge, is $0. The page will not stack the exemption and the 8%.
Worked Victorian duty examples
A $700,000 first home, and the same price as a later home
The sample first home buyer pays $24,713. The result calls it the concession between $600,000 and $750,000, shows land transfer duty of $24,713, foreign purchaser additional duty of $0, and an effective rate of 3.53%. The unreduced duty is $37,070. The concession removes $12,357 of that. Change the buyer to a home that is not a first home and the duty is the unreduced $37,070, because $700,000 is past the end of the principal place of residence scale.
At $750,000 the first home fraction reaches 1 and duty is $40,070, the same figure a later home pays. One dollar higher, $750,001, is still $40,070, because 6% of the extra dollar is six cents and the nearest-dollar rule rounds it away. The concession has not created a cliff of thousands of dollars at $750,001. It has already arrived at full duty on the dollar before.
$600,000 or under for a first home, against the home scale
A first home at $600,000 is $0. A first home at $450,000 is also $0. The same $450,000 as a principal place of residence that is not a first home is $18,970, which is $18,370 plus 6% of the $10,000 over $440,000. Treated as not a principal place of residence, $450,000 is $22,070, which is $2,870 plus 6% of the $320,000 over $130,000. The first home result is not a discount on those figures. It replaces them.
At $550,000 the principal place of residence scale is still available and duty is $24,970. General duty at the same value is $28,070. A first home at $550,000 remains $0, because $550,000 is under the $600,000 exemption. The $24,970 line matters for a buyer who has owned a home before, not for the exemption.
A $1,000,000 purchase, with and without the 8% charge
General duty, and home duty, at $1,000,000 is $55,000. That is 5.5% of the whole value. The effective rate on the result is 5.50%. Add foreign purchaser additional duty and the extra line is $80,000, the State Revenue Office’s own example, and the headline is $135,000, an effective rate of 13.50%. The 8% is not 8% of the $55,000. It is 8% of the $1,000,000.
A first home buyer is past the concession at this price, so choosing first home buyer does not reduce the $55,000. Choosing foreign as well keeps the $80,000 on top. NSW transfer duty on a different rate card is not this number. England’s calculator is in pounds. A dollar typed here is an Australian dollar.
Victorian duty at selected dutiable values
| Dutiable value | Buyer | Land transfer duty | Foreign purchaser duty | Total |
|---|---|---|---|---|
| $450,000 | First home | $0 | $0 | $0 |
| $450,000 | Later home | $18,970 | $0 | $18,970 |
| $450,000 | Not a home | $22,070 | $0 | $22,070 |
| $550,000 | Later home | $24,970 | $0 | $24,970 |
| $550,000 | Not a home | $28,070 | $0 | $28,070 |
| $650,000 | First home | $11,357 | $0 | $11,357 |
| $700,000 | First home | $24,713 | $0 | $24,713 |
| $700,000 | Later home | $37,070 | $0 | $37,070 |
| $1,000,000 | Home | $55,000 | $0 | $55,000 |
| $1,000,000 | Home, foreign purchaser | $55,000 | $80,000 | $135,000 |
What this Victorian duty estimate leaves out
Eligibility for the first home exemption is more than a price. Purchasers have to be natural persons, at least 18, buying a principal place of residence at market value, and at least one has to be an Australian citizen, a New Zealand citizen, or a permanent resident. Prior ownership, a prior First Home Owner Grant, and the requirement to live in the home for 12 continuous months are not checked. The page applies the price test and the foreign-purchaser switch only. A buyer who fails the other tests should choose the later-home or not-a-home option instead.
The off-the-plan concession, the pensioner concession, a partial interest, and a purchase shared between a foreign and a non-foreign purchaser are not calculated. Foreign purchaser additional duty on a shared purchase is charged only on the foreign share. This form charges 8% of the whole dutiable value or none of it. Commercial property, a corporate reconstruction, and economic entitlements are outside the residential scales. The regional commercial concession is not applied.
The First Home Owner Grant is a separate payment, often $10,000 on a new home, and it is not subtracted from the duty. An exemption from duty is not the grant. GST included in a price is part of dutiable value when GST is payable, and this form does not add GST to a price that was typed without it. Duty on a dutiable value of zero is zero.
Rates are the current State Revenue Office tables for contracts from 1 July 2021, which remain the tables in 2026. A contract from an earlier rate era, including the temporary 50% waiver for some principal place of residence purchases before 1 July 2021, needs the historical table. Rounding follows section 28. A supplier’s quote can still differ if the dutiable value you typed is not the value the Commissioner assesses.
Frequently asked questions
How much Victorian stamp duty does a first home buyer pay at $600,000?
Nothing, on the price test in section 57JA. At $600,000 and at $450,000 the result is $0. A later home at $450,000 pays $18,970. The other eligibility rules, including living in the home, are not checked here.
How is the Victorian first home concession worked out above $600,000?
Duty that would otherwise be payable is multiplied by (value minus $600,000) divided by $150,000. At $700,000 the unreduced duty is $37,070 and the concession result is $24,713. At $650,000 it is $11,357. At $750,000 the fraction is 1 and duty is the full $40,070.
What is the gap between Victorian home duty and general duty at $550,000?
A principal place of residence pays $24,970. A purchase that is not a principal place of residence pays $28,070. The $3,100 difference is the concessional scale, which stops at $550,000. Above that, a later home pays general duty.
Is Victoria foreign purchaser additional duty still 8% in 2026?
Yes for an agreement on or after 1 July 2019. On a $1,000,000 residential purchase the additional duty is $80,000, on top of $55,000 of land transfer duty, and the headline is $135,000. The 8% is charged on the dutiable value, not on the duty.
Why is Victorian duty at $600,001 still zero for a first home buyer?
The exemption has ended, but the sliding scale has barely started. Unreduced duty is about $31,070, and one dollar of the $150,000 concession range is about twenty-one cents. Section 28 rounds to the nearest dollar, so the concessional duty is $0. It is not a second exemption.
Can this Victoria duty figure be used for a purchase in New South Wales?
No. NSW transfer duty uses a different rate card, a different first home scheme, and a 9% surcharge purchaser duty. A $700,000 Victorian result of $24,713 is not an NSW assessment. England’s calculator is in pounds as well.
Related ClearCalc pages
- Queensland stamp duty calculator for 2026 Queensland transfer duty. An established first home at $700,000 is $0 on that page, which is not Victoria’s result at the same price.
- NSW stamp duty calculator for 2026/27 New South Wales transfer duty, including that state’s first home concession and the 9% surcharge.
- England stamp duty calculator Residential SDLT in pounds. A different statute and a different currency.
- Australia take-home pay calculator for 2026–27 Resident income tax and the Medicare levy on a salary. It is not the tax on a house.
- Fixed-rate mortgage payment calculator Principal and interest in US dollars. It does not add this Victorian duty or convert currencies.