Calculate your exact transfer duty (stamp duty) for any Victorian property purchase. Includes first home buyer exemptions, concessions, and PPR vs. investment rates for 2025.
| Property Value | Duty Rate |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | $350 + 2.4% over $25k |
| $130,001 – $440,000 | $2,870 + 5% over $130k |
| $440,001 – $550,000 | $18,370 + 6% over $440k |
| $550,001 – $960,000 | $25,070 + 6% over $550k |
| $960,001 – $2,000,000 | $49,670 + 5.5% over $960k |
| Over $2,000,000 | $106,870 + 6.5% over $2M |
Investment properties attracting additional Foreign Purchaser Duty are not included. Rates effective 2025 as published by State Revenue Office Victoria.
Stamp duty — formally called transfer duty in Victoria — is a state government tax applied to the transfer of property ownership. It is charged on the purchase price and must be paid to the State Revenue Office (SRO) within 30 days of settlement. The revenue funds state government services. Unlike mortgage repayments, stamp duty cannot be avoided or deferred — it is an upfront cost that comes out of your own funds (it cannot typically be added to your home loan).
On a $900,000 established home purchased as a principal place of residence, you will pay approximately $49,070 in transfer duty. This is calculated using Victoria's sliding-rate bracket system: the first $25,000 is taxed at 1.4%, amounts between $25k–$130k at 2.4%, $130k–$440k at 5%, $440k–$550k at 6%, and $550k–$960k at 6%. Use the calculator above to get an exact figure for any price. First home buyers purchasing under $600,000 pay zero stamp duty.
They are the same tax. Victoria officially renamed "stamp duty" to "transfer duty" when it modernised its duties legislation. The term "stamp duty" persists in everyday usage — mortgage brokers, real estate agents, and buyers still use it interchangeably. The SRO uses "transfer duty" in all official documents and on its website, but the calculator above correctly applies the same rates regardless of which term you use.
To qualify for Victoria's first home buyer stamp duty exemption you must: (1) be buying an established or new home for $600,000 or less; (2) intend to live in the property as your principal place of residence within 12 months; and (3) not have previously owned residential property anywhere in Australia (this applies to you and any partner or spouse). For homes between $600,001 and $750,000, a partial concession applies — you pay a sliding-scale reduced amount rather than full duty. Above $750,000, the full duty rate applies to first home buyers.
Yes — there is no stamp duty exemption for investment properties in Victoria. The same transfer duty rates apply whether you are buying a property to live in or rent out. However, you cannot claim the first home buyer exemption on an investment property. Additionally, foreign purchasers (non-Australian citizens or permanent residents) pay an additional Foreign Purchaser Duty of 8% on top of standard transfer duty — this calculator does not include that surcharge. Confirm your eligibility with the SRO or a conveyancer.
Transfer duty must be paid to the SRO within 30 days of settlement. In practice, your conveyancer or solicitor handles this on your behalf — they collect the funds from you before settlement and pay the duty electronically via PEXA (the Property Exchange Australia platform used for all Victorian settlements). You will not need to contact the SRO directly. Make sure the stamp duty amount is in your settlement account before settlement day, as it cannot be financed through your mortgage.
Generally, no. Lenders in Australia do not include stamp duty in the loan amount. You must have stamp duty available as genuine savings alongside your deposit. This is a common surprise for first home buyers: a 10% deposit on a $700,000 property ($70,000) is not enough — you would also need approximately $27,000 for stamp duty and $3,000–$5,000 in other upfront costs. Some lenders may consider guarantor loans or equity in other property to cover duty, but this is uncommon. Budget for stamp duty as a separate cash requirement from day one.
Yes — the First Home Owner Grant is a separate, additional payment of $10,000 for eligible first home buyers. It applies only to newly built homes (or off-the-plan) valued at $750,000 or less. It does not apply to established homes. The grant is paid by the State Revenue Office and is usually applied at settlement by your lender. The stamp duty exemption and the FHOG are independent — you may qualify for both, one, or neither depending on your purchase price and property type. If you are buying a new build, make sure to ask your conveyancer to apply for both.