How is Victorian land transfer duty calculated?

Victoria uses a sliding scale: most bands charge a base amount plus a percentage of the value above the band's threshold. The duty applies to the dutiable value, which is the greater of the price paid and the market value.

What is the principal-place-of-residence concession?

The PPR concession reduces duty for owner-occupiers buying a home valued between 130,000 and 550,000 who will live in it. It uses a lower rate scale for that value range, saving owner-occupiers compared with the general (investor) rate.

What first-home-buyer help is available?

First-home buyers pay no duty on a home valued up to 600,000 and receive a tapering concession between 600,000 and 750,000. Above 750,000 the first-home exemption does not apply and standard or PPR rates are used.

Is duty based on price or market value?

It is based on the dutiable value, which the State Revenue Office takes as the greater of the consideration (price) and the unencumbered market value. In an arm's-length sale the price is usually the dutiable value.

When is Victorian duty due?

Land transfer duty is generally payable within 30 days of settlement. Your conveyancer or solicitor normally lodges the transfer and arranges payment to the State Revenue Office of Victoria through Duties Online.

Australia VIC Stamp Duty Calculator

This tool estimates Victorian stamp duty (land transfer duty) on a residential purchase, using State Revenue Office Victoria scales. It supports the principal-place-of-residence (PPR) concession for owner-occupiers and the first-home-buyer exemption and concession. It is a planning estimate.

How it works

Victoria charges duty on a sliding scale. Most bands use a base amount plus a percentage of the value above the band’s lower threshold:

duty = base + rate × (value − threshold)

The dutiable value is the greater of the price paid and the market value.

General rate applies to investors and most buyers.
PPR concession: owner-occupiers buying a home valued 130,000 to 550,000 use a lower scale.
First-home buyer: no duty up to 600,000; a tapering concession from 600,000 to 750,000; standard rates above 750,000.

Example

Owner-occupier first-home buyer at 650,000:

The first-home concession tapers between 600,000 and 750,000. At 650,000 the concession is about (750,000 − 650,000) ÷ (750,000 − 600,000) = 66.7%.
General duty on 650,000 ≈ 34,070.
Duty payable ≈ 34,070 × (1 − 0.667) ≈ 11,350.

Notes

This models the general and PPR scales plus first-home relief; off-the-plan and pensioner concessions differ. Duty is generally due within 30 days of settlement, lodged via Duties Online. Rates and thresholds are set by the SRO and can change. All math runs in your browser.