In short: This calculator works out the land transfer duty (stamp duty) payable to the State Revenue Office when you buy property in Victoria. For most Melbourne homes priced between $130,000 and $960,000 the duty is $2,870 plus 6% of the amount above $130,000, so a $700,000 house attracts $37,070. Eligible first home buyers pay nothing up to $600,000 and a reduced amount up to $750,000.
- BasisFirst home buyer concession ($600,001–$750,000, sliding)
- Duty without concession$37,070
- Transfer / registration fee (est.)$1,738
- Mortgage registration fee (est.)$125
- Estimated government costs$26,576
Victorian rates modelled in detail (2026). Other states are close estimates. Always confirm with the relevant revenue office before settlement.
Stamp duty (VIC): $24,713
That is a general estimate on standard assumptions. Every lender applies its own expense benchmarks, income shading and policy, so the real figure moves from lender to lender. Gorakh spent years as a senior credit officer deciding exactly these questions. Send him the numbers above and he will tell you what is realistic and which lenders fit — at no cost to you for home loans.
- A former senior credit officer reads itGorakh assessed loan applications on the lender side before he became a broker.
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Duty is usually the largest upfront cost after the deposit, so knowing it early shapes how much you can afford to bid.
How this calculator works
The tool applies Victoria's general duty rates to the dutiable value (the higher of price and market value).
General rates
| Dutiable value | Duty payable |
|---|---|
| Up to $25,000 | 1.4% of the value |
| $25,001 to $130,000 | $350 plus 2.4% of the amount over $25,000 |
| $130,001 to $960,000 | $2,870 plus 6% of the amount over $130,000 |
| $960,001 to $2,000,000 | 5.5% of the value |
| Over $2,000,000 | $110,000 plus 6.5% of the amount over $2,000,000 |
Concessions and surcharges applied
- Principal place of residence concession: for homes you will live in priced $130,001 to $550,000, duty is $2,870 plus 5% of the excess over $130,000 up to $440,000, then $18,370 plus 6% of the excess over $440,000.
- First home buyer exemption and concession: no duty up to $600,000, then a sliding concession from $600,001 to $750,000. You must live in the home for 12 months. See our first home buyer stamp duty guide.
- Foreign purchaser additional duty: an extra 8% of the dutiable value on top of the standard duty for foreign buyers. See foreign purchaser additional duty.
- Off-the-plan concession: the temporary concession for apartments and townhouses (all buyers, including investors) ends on 20 October 2026.
How to use the result
Add the duty to your deposit, LMI, conveyancing and transfer fees to find the cash you need on settlement day. Lenders will not usually fund duty, so a first home buyer who qualifies for the exemption gains tens of thousands of dollars of buying power.
Worked example
Buyers looking at Melbourne's north:
| Purchase | Buyer type | Duty payable |
|---|---|---|
| $500,000 Roxburgh Park unit | Owner-occupier (PPR concession) | $21,970 |
| $500,000 Roxburgh Park unit | Eligible first home buyer | $0 |
| $650,000 Craigieburn house | Eligible first home buyer | $11,357 |
| $700,000 Mickleham house | Owner-occupier, not first home | $37,070 |
| $700,000 Mickleham house | Investor | $37,070 |
| $700,000 Mickleham house | Foreign purchaser | $93,070 |
| $950,000 Greenvale house | Any Australian buyer | $52,070 |
The first home buyer concession saves $22,713 on the $650,000 Craigieburn purchase. Add the $10,000 First Home Owner Grant on a new build for a real head start.
What this calculator doesn't include
- Title transfer and mortgage registration fees, typically a few hundred dollars each.
- House-and-land packages, where duty is usually charged on the land only when the build contract is signed after the land contract.
- Pensioner concessions and transfers between spouses.
- Whether you actually qualify for a concession; check eligibility on the SRO website or with your conveyancer.
Tips to improve the outcome
- First home buyers should negotiate hard around $600,000: at that price duty is nil, and every dollar above it starts the sliding concession.
- Consider a house-and-land package: duty on the land alone is far lower than on a completed home of the same total price.
- Buying off the plan before 20 October 2026 can cut the dutiable value substantially.
- The upfront costs calculator totals duty with every other settlement cost.
Frequently asked questions
What is stamp duty on a $700,000 house in Victoria?
A $700,000 established house bought by an owner-occupier or investor attracts $37,070 in land transfer duty ($2,870 plus 6% of $570,000). A foreign purchaser pays an extra 8%, taking the total to $93,070. First home buyers get no concession at this price because it is above the $750,000 ceiling.
How much stamp duty does a first home buyer pay in Victoria?
Nothing on a home valued at $600,000 or less, provided you live in it for 12 months. Between $600,001 and $750,000 a sliding concession applies: at $650,000 you pay about $11,357 instead of $34,070, and at $700,000 about $24,713 instead of $37,070. Above $750,000 full duty applies.
Is stamp duty different for investment properties in Victoria?
No. Investors pay the same general rates as owner-occupiers, but they cannot claim the principal place of residence concession or the first home buyer exemption. On a $500,000 unit an investor pays $25,070 while an owner-occupier pays $21,970. Investors can, however, add the duty to the property's cost base for capital gains tax; see the CGT calculator.
When is stamp duty paid in Victoria?
Duty is paid at settlement. Your conveyancer lodges the transfer with the State Revenue Office and the duty comes out of your settlement funds. It is not paid when you sign the contract, and lenders will not fund it as part of the loan unless you have enough equity.
Can I borrow the stamp duty?
Only if your LVR allows it. Lenders finance a percentage of the property value, not the value plus duty. On a $700,000 purchase at 90% LVR you need a $70,000 deposit plus $37,070 duty plus costs. A guarantor loan using family equity is the most common way to cover duty when savings fall short.
Talk to GNT Finance
Getting the concession right can be worth more than a rate discount. GNT Finance checks your eligibility for every Victorian concession and grant and builds them into your loan plan. Book a free consultation or call 0426 403 703.
This page is general information only and not legal, tax or financial advice. Laws change — confirm current rules with the State Revenue Office, the ATO or a licensed professional.
Written by Gorakh Timilsina
Founder, CEO & Senior Mortgage Consultant at GNT Finance. Gorakh started as a broker assistant, spent years as a senior credit officer assessing loan applications, and now helps Melbourne families get the right loan approved. English, Nepali and Hindi spoken.