VIC Stamp Duty Calculator (FHB + Foreign Surcharge)

What this calculator works out

This calculator estimates the land transfer duty — still widely called stamp duty — that the State Revenue Office (SRO) Victoria will charge when you buy residential property in Victoria. It models the parts of the bill that move depending on who you are and what you are buying:

1. The general-rate duty under the Duties Act 2000 (Vic) Part 2, including the flat 5.5% band between $960,000 and $2,000,000 and the 6.5% premium band above $2 million.
2. The principal place of residence (PPR) concession rate between $130,000 and $550,000 of dutiable value.
3. The first home buyer (FHB) exemption and concession — full exemption to $600,000, sliding scale to $750,000.
4. The pensioner exemption and concession — full exemption to $330,000, sliding scale to $750,000.
5. The off-the-plan (OTP) concession, where duty is calculated on the land plus completed construction at the contract date.
6. The 8% Foreign Purchaser Additional Duty (FPAD) on residential property.

The figure it returns is the typical duty payable at settlement — not your deposit, mortgage repayments or conveyancer fees. Pair it with the NSW stamp duty calculator if you are weighing up a Sydney move.

Where the formula comes from

The brackets used here are the SRO Victoria general-rate brackets that apply to dutiable transactions in 2025-26:

Dutiable value	Duty
up to $25,000	1.4% of value
$25,001 – $130,000	$350 + 2.4% of the slice above $25,000
$130,001 – $960,000	$2,870 + 6.0% of the slice above $130,000
$960,001 – $2,000,000	5.5% of the whole dutiable value
above $2,000,000	$110,000 + 6.5% of the slice above $2,000,000

A separate PPR concession rate sits over the top, taking the marginal rate down to 5% in the band $130,001 – $440,000 and softening the slope to $550,000:

PPR dutiable value	Duty
$130,001 – $440,000	$2,870 + 5.0% of the slice above $130,000
$440,001 – $550,000	$18,370 + 6.0% of the slice above $440,000

The first home buyer concession then layers on top of the PPR rate. Below $600,000 the duty is wiped entirely; between $600,001 and $750,000 the SRO formula is:

concessional duty = duty otherwise payable × (dutiable value − $600,000) / $150,000

So at $675,000 you pay 50% of the duty; at $720,000 you pay 80%; at $750,000 the concession ends and you pay the full amount.

How to read the inputs

• Purchase price — the contract price in AUD. If the SRO views the market value as higher than the contract price (related-party transfers, in-house sales between family trusts), it uses the market value instead. Use the higher figure here.
• Property type — established, off-the-plan or vacant land. For vacant land, FHB still applies if you intend to build a home within 12 months and live in it. For off-the-plan, the dutiable value is normally the land plus construction completed at the contract date, not the headline price.
• Intended use — PPR (you and any joint buyers will live there) or investment. The PPR concession rate, FHB and pensioner concessions all require PPR use.
• Buyer profile — pick whichever applies. The foreign purchaser status overrides FHB (a foreign purchaser cannot claim the first home buyer concession), and FHB and pensioner cannot stack on the same contract — choose the better of the two.
• Off-the-plan dutiable value — only shown when off-the-plan is selected. Your conveyancer will work this number out from the vendor’s OTP statement; until then, leave it at 0 to use the full price as a worst-case estimate.

Worked examples

1. First home buyer, established home in Footscray for $580,000. Below the $600,000 FHB cap. The PPR rate would have been $9,870 ($2,870 + ($580k − $130k) × 5%) but the FHB exemption wipes it. Total duty: $0.

2. First home buyer, off-the-plan apartment in Brunswick, $720,000 contract, $400,000 dutiable value after OTP concession. The dutiable value $400,000 is below $600,000, so FHB applies in full. Total duty: $0.

3. Owner-occupier upgrader, established house in Hawthorn for $1,400,000. No FHB. The general 5.5% flat band applies between $960k and $2M, so duty = $1,400,000 × 5.5% = $77,000. The PPR rate is irrelevant above $550,000.

4. Investor, established unit in Box Hill for $620,000. No FHB, no PPR concession. Duty = $2,870 + ($620,000 − $130,000) × 6% = $32,270. This matches the SRO Victoria worked example for a $620,000 investor purchase.

5. Foreign buyer on a 482 visa, new apartment for $1,000,000. No FHB (foreign), no PPR concession at this price. General duty = $1,000,000 × 5.5% = $55,000. FPAD = $1,000,000 × 8% = $80,000. Total: $135,000.

6. Pensioner card holder, established cottage in Geelong for $500,000. PPR-rate duty = $21,970. Pensioner concession = $21,970 × (500,000 − 330,000) / 420,000 ≈ $13,077. Total duty: about $8,893.

7. Trophy buyer, established home in Toorak for $3,000,000. Premium band applies. Duty = $110,000 + ($3,000,000 − $2,000,000) × 6.5% = $175,000.

Common pitfalls

• The flat 5.5% band is not marginal. Between $960,001 and $2,000,000 the rate applies to the whole dutiable value, not just the slice above $960,000. A $961,000 home pays $52,855 — about $24,000 more than a $959,999 home (which sits in the marginal 6% band on the $130k–$960k slope and pays roughly $52,670). The cliff is small in dollar terms here but real.
• The PPR concession rate ends at $550,000. Above that, owner-occupiers pay the same general rate as investors. The PPR concession is a rate softener, not a means-tested rebate.
• FHB and pensioner concessions cannot both apply on the same contract. If you qualify for both, pick the bigger reduction. In most cases FHB is more generous up to $750,000.
• Foreign-purchaser status is decided at the contract date. Becoming a permanent resident a month after you sign does not retroactively remove FPAD. If your status is changing, time the contract carefully with your lawyer.
• The off-the-plan concession changed in October 2024. From 21 October 2024 the OTP concession was temporarily expanded to all buyers (not just owner-occupiers and FHB) for 12 months, on residential apartments, units and townhouses. Confirm whether your contract date falls inside the expansion window.
• The 12-month occupancy test is enforced. If you take FHB or the pensioner concession and then move out before the 12 months are up, the SRO can claw back the full duty plus interest. Renting from day one disqualifies you.

When to talk to a professional

This calculator gives a general estimate based on public SRO Victoria data. For a binding figure on a specific contract — especially anything involving a trust, partial transfer, related-party sale, foreign-investor pathway, or an off-the-plan rebate — speak to a Victorian-registered conveyancer or property solicitor. For loan structuring and Lenders Mortgage Insurance maths, talk to a licensed mortgage broker. Nothing on this page is personal legal, tax or financial advice.

Related calculators

• NSW stamp duty calculator — same idea, different state, different brackets and a different FHB scheme (FHBAS).
• QLD stamp duty calculator — the Queensland home concession and Additional Foreign Acquirer Duty (AFAD).
• WA stamp duty calculator — the Western Australia equivalent, including FHOG and concessional rates for owner-occupiers.
• NSW land tax calculator — the closest equivalent for thinking about the annual holding cost; a VIC land tax calculator is on the roadmap.
• HECS-HELP repayment calculator — combine the upfront duty with the income-contingent loan repayment that may overlap with your settlement year.

Source: SRO Victoria — Land transfer duty current rates (non-PPR) · SRO Victoria — PPR current rates · SRO Victoria — First home owner duty exemption / concession · SRO Victoria — Foreign purchaser additional duty · SRO Victoria — Pensioner exemption / concession · Duties Act 2000 (Vic).