---
title: Stamp Duty Exemptions & Concessions in Victoria | GNT Finance
description: Every Victorian land transfer duty exemption and concession explained: first home buyers, principal place of residence, off-the-plan, pensioners and spouses.
url: https://gntfinance.com.au/legal/stamp-duty-exemptions-and-concessions-victoria/
section: legal
updated: 2026-09-01
author: Gorakh Timilsina, GNT Finance
---

# Stamp duty exemptions and concessions in Victoria

**In short:** Victoria charges land transfer duty (stamp duty) on property purchases under the Duties Act 2000 (Vic), but eligible first home buyers pay nothing on homes valued up to $600,000 and a reduced amount up to $750,000. Owner-occupiers get a concession between $130,001 and $550,000, off-the-plan buyers get a temporary concession until 20 October 2026, and transfers between spouses of the family home are exempt.

Duty is usually the largest upfront cost after the deposit, so knowing which exemption or concession you qualify for can change what you can afford. Here is the full list, how each is calculated, and how to claim it at settlement.

## What the law says

Land transfer duty is imposed by Chapter 2 of the Duties Act 2000 (Vic) on the dutiable value of the property, which is the greater of the price paid and the market value. It is administered by the State Revenue Office (SRO) and must be paid within 30 days of the transfer, which in practice means at settlement through Duties Online.

The general rates for 2026 are:

| Dutiable value | Duty |
|---|---|
| Up to $25,000 | 1.4% |
| $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 dutiable value |
| Over $2,000,000 | $110,000 plus 6.5% of the amount over $2,000,000 |

The Act then carves out a series of exemptions and concessions for particular buyers and properties.

## The exemptions and concessions

### First home buyer exemption and concession

Under the Duties Act, a first home buyer purchasing a home with a dutiable value of $600,000 or less pays no duty. Between $600,001 and $750,000 a sliding concession applies, so the saving tapers off as the price rises and disappears at $750,000. Conditions:

- You have never owned a home in Australia, and generally all purchasers on the contract must satisfy this.
- At least one purchaser must live in the property as their principal place of residence for 12 continuous months, starting within 12 months of settlement.
- The property can be new or established; land with a build contract can qualify.

The exemption sits alongside the [First Home Owner Grant](/guides/first-home-owner-grant-victoria/) of $10,000, which is available only for a new home valued up to $750,000.

### Principal place of residence (PPR) concession

If you will live in the property but are not a first home buyer, a PPR concession applies to homes with a dutiable value between $130,001 and $550,000:

| Dutiable value | Duty with PPR concession |
|---|---|
| $130,001 to $440,000 | $2,870 plus 5% of the amount over $130,000 |
| $440,001 to $550,000 | $18,370 plus 6% of the amount over $440,000 |

You must occupy the home for a continuous 12 months starting within 12 months of settlement.

### Off-the-plan concession

For contracts to buy an apartment or townhouse off the plan, the dutiable value is reduced by the construction costs incurred after the contract date, so duty is charged largely on the land and any completed works. A temporary expanded version of this concession, available to all buyers including investors and with no price cap, ends on 20 October 2026. After that, the concession is expected to revert to owner-occupiers within thresholds, so buyers signing in 2026 should check the SRO position at their contract date. See our guide to [buying off the plan](/guides/buying-off-the-plan/).

### Pensioner and concession card holder

Eligible pensioners and concession card holders buying a home to live in receive a full exemption below a threshold and a partial concession above it, up to an upper limit. The thresholds are set by the SRO and change, so confirm the current figures at [sro.vic.gov.au](https://www.sro.vic.gov.au) before relying on them. The concession is available once only.

### Spouse and domestic partner transfers

A transfer of your principal place of residence between spouses or domestic partners, for no consideration or otherwise, is exempt. Transfers of any property as a result of a relationship breakdown under a court order or binding financial agreement are also exempt.

### Family farm and young farmer

Transfers of primary production land between family members can be exempt, and young farmers buying their first farmland receive an exemption or concession within limits.

### Other

Transfers to a deceased person's beneficiary under a will, certain transfers to and from trustees without a change in beneficial ownership, and some charitable and government transfers are exempt.

## How to claim, step by step

1. **Confirm eligibility early.** Tell your conveyancer and broker which concession you expect before you sign.
2. **Provide evidence.** For first home buyer and PPR concessions, your conveyancer lodges the claim through Duties Online and you complete the SRO's declaration.
3. **Duty is assessed at settlement.** The reduced amount is paid from settlement funds.
4. **Meet the residence requirement.** Move in within 12 months and stay for 12 continuous months. If your circumstances change, notify the SRO; the concession may be reassessed and duty become payable with interest and penalties.
5. **Keep records.** Utility connections and licence address changes are the usual proof of residence.

## Worked example

A first home buyer purchasing an established $580,000 house in Wollert pays no duty at all, saving the $29,870 a non-first-home-buyer would pay at the general rate.

A first home buyer purchasing a $650,000 house in Craigieburn falls in the sliding concession band. General duty would be $2,870 plus 6% of $520,000, which is $34,070. The concession reduces this by a proportion that shrinks as the price moves from $600,000 to $750,000, so the buyer pays a fraction of the full amount. Our [stamp duty calculator](/calculators/stamp-duty/) gives the exact figure.

An owner-occupier who is not a first home buyer purchasing a $500,000 home in Kalkallo uses the PPR concession: $18,370 plus 6% of $60,000, which is $21,970, against $25,070 at the general rate.

An investor buying the same $500,000 home pays the general rate of $25,070, with no concession, and if they are a foreign purchaser an additional 8% applies. See [foreign purchaser additional duty](/legal/foreign-purchaser-additional-duty-victoria/).

## What it means for your home loan

- **Duty cannot be borrowed** beyond your approved loan; it comes from your own funds at settlement. Lower duty means a smaller deposit, or a lower LVR and possibly no LMI.
- **First home buyers can stack benefits.** Duty exemption, the $10,000 FHOG on a new home, and the [First Home Guarantee](/guides/first-home-guarantee-5-percent-deposit/) with a 5% deposit and no LMI can be combined where each scheme's conditions are met.
- **Price caps interact.** The $600,000 exemption threshold and the $750,000 concession limit are different from the First Home Guarantee's $950,000 Melbourne cap, so a purchase can qualify for one but not another.
- **Occupancy conditions bind the loan too.** An owner-occupier loan and a PPR concession both assume you live there. Renting it out within 12 months can cost you the concession and breach your loan terms.
- **Investors budget the full amount.** Our [upfront costs calculator](/calculators/upfront-costs/) includes duty at the general rate.

GNT Finance checks your duty position as part of every pre-approval so your deposit target is right the first time. Our home-loan service is at no cost to you in most cases.

## Common mistakes

- **Assuming a partner's previous ownership doesn't matter.** In most cases it disqualifies both buyers from the first home buyer exemption.
- **Buying above $750,000 expecting a concession.** None applies to first home buyers above that figure.
- **Missing the move-in deadline.** The 12 months must start within 12 months of settlement.
- **Claiming PPR on an investment.** The SRO cross-checks against rental bonds and tax returns.
- **Forgetting the off-the-plan concession is temporary** and depends on the contract date.

## Frequently asked questions

### Who is exempt from stamp duty in Victoria?

First home buyers purchasing a home valued at $600,000 or less who will live in it for 12 months, spouses transferring their principal place of residence between themselves, eligible pensioners below the SRO's threshold, some family farm transfers, and beneficiaries under a will. Partial concessions apply to first home buyers up to $750,000, owner-occupiers up to $550,000, and off-the-plan buyers.

### How much stamp duty does a first home buyer pay in Victoria?

Nothing on a home with a dutiable value of $600,000 or less. Between $600,001 and $750,000 the duty is reduced on a sliding scale, reaching the full general rate at $750,000. The buyer must not have owned a home before and must live in the property for 12 continuous months starting within 12 months of settlement.

### Can I get the first home buyer stamp duty concession on an investment property?

No. The exemption and concession require at least one purchaser to occupy the property as their principal place of residence for 12 continuous months. Buying to rent out disqualifies you. If you later want to move out and rent the property, you must first complete the 12-month residence period or notify the SRO and repay the duty.

### Is there stamp duty when transferring property to a spouse in Victoria?

No duty applies to a transfer of your principal place of residence between spouses or domestic partners. Transfers of other property, such as an investment, between spouses are generally dutiable at the normal rates unless they arise from a relationship breakdown under a court order or binding financial agreement, which is also exempt.

### When does the off-the-plan stamp duty concession end in Victoria?

The temporary expanded concession, which applies to all buyers of off-the-plan apartments and townhouses including investors with no price cap, is scheduled to end on 20 October 2026. Contracts signed before that date keep the benefit. Buyers signing afterwards should check the SRO's current rules, as the concession is expected to return to a narrower form.

## Talk to GNT Finance

Knowing your duty bill before you make an offer tells you exactly how much deposit you need. GNT Finance will confirm which concession you qualify for and build it into your pre-approval. [Book a free consultation](/contact/) 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.*