Here's a quick summary to get you started. - Key rates (2026): $0–$25,000 = 1.4%; $25,001–$130,000 = $350 + 2.4% over $25,000; $130,001–$960,000 = $2,870 + 6% over $130,000; $960,001–$2,000,000 = 5.5% of total; over $2,000,000 = $110,000 + 6.5% of value above $2,000,000. - Common fees (2026): mortgage registration — $135.80 (paper) / $125.70 (electronic). Land transfer fee — paper $111.80 + $2.34 per $100 (max $3,621); electronic $101.50 + $2.34 per $100 (max $3,611). - Examples: $250,000 purchase → duty = $350 + 2.4% of $225,000 = $5,750. $800,000 → $2,870 + 6% of $670,000 = $43,070. $1,200,000 → 5.5% of total = $66,000. - Who pays: normally the buyer (transferee). Concessions and exemptions may apply for first-home buyers, principal place of residence, family farm transfers and some off‑the‑plan purchases — check eligibility before signing. - How to pay: use the SRO Victoria duty calculator and lodge a duty return through SRO Victoria (https://www.sro.vic.gov.au). Electronic settlement platforms such as PEXA are commonly used for payment and registration. Here's a quick checklist: figure out your dutiable value, use the SRO calculator, have a conveyancer lodge your duty return, budget for all fees, allow 30 days to lodge and pay, and watch out for late penalties.

What stamp duty (land transfer duty) is in Victoria, 2026

Stamp duty — officially called land transfer duty in Victoria — is a state tax charged when ownership of land or property transfers. The duty is based on the dutiable value: generally the higher of the contract (purchase) price or the market value as assessed by the State Revenue Office (SRO) Victoria. The SRO administers the duty and enforces lodgement and payment rules.

Duty applies to many transactions: buying residential property, vacant land, commercial property, some business transfers and some transfers between family members. The rate you pay depends on the dutiable value and the type of transaction — for example, owner‑occupied principal place of residence often attracts different concessions compared with investment property or vacant land.

Keep in mind, the contract signing date usually sets the rates, you have to declare and pay duty to the SRO, and the transfer won't register until duty's paid or secured. Conveyancers and solicitors generally handle the lodgement and payment as part of settlement.

Victorian stamp duty rates for 2026 (key bands)

These bands are the schedule used in 2026 for most property transactions. They apply to contracts entered on or after 1 July 2021 and remain the standard reference:

Mastheads
  • $0–$25,000: 1.4% of property value
  • $25,001–$130,000: $350 + 2.4% of value above $25,000
  • $130,001–$960,000: $2,870 + 6% of value above $130,000
  • $960,001–$2,000,000: 5.5% of total property value
  • Over $2,000,000: $110,000 + 6.5% of value above $2,000,000

Worked examples (clear steps):

  • Purchase price $250,000: duty = $350 + 2.4% × ($250,000 − $25,000) = $350 + 2.4% × $225,000 = $350 + $5,400 = $5,750.
  • Purchase price $500,000: duty = $2,870 + 6% × ($500,000 − $130,000) = $2,870 + 6% × $370,000 = $2,870 + $22,200 = $25,070.
  • Purchase price $800,000: duty = $2,870 + 6% × $670,000 = $2,870 + $40,200 = $43,070.
  • Purchase price $1,200,000: as it falls in $960,001–$2,000,000 band the duty = 5.5% × $1,200,000 = $66,000.
  • Purchase price $2,500,000: duty = $110,000 + 6.5% × ($2,500,000 − $2,000,000) = $110,000 + 6.5% × $500,000 = $110,000 + $32,500 = $142,500.

Other fees you'll meet in 2026

On top of stamp duty you should budget for registration and transaction fees that are charged when documents are lodged with Land Use Victoria or when lenders register mortgages. Typical 2026 figures used by conveyancers and lenders are:

  • Mortgage registration fee: $135.80 for a paper transaction; $125.70 for an electronic transaction.
  • Land transfer (transaction) lodgement fee: paper lodgement $111.80 plus $2.34 for every whole $100 of the consideration (subject to a maximum fee — paper cap $3,621). Electronic lodgement $101.50 plus $2.34 for every whole $100 (electronic cap $3,611).
  • PEXA or other electronic settlement platform fees: vary by provider and bank; allow several hundred dollars where used for settlement.

For example, if you're buying an $800,000 investment property, expect to pay about $43,070 in stamp duty, $125 to $136 for mortgage registration, and around $1,000 to $3,600 for land transfer fees depending on how you lodge the documents.

Who pays and who might be eligible for concessions or exemptions

By default the buyer (transferee) is liable for duty. But the law includes a range of concessions and exemptions that can reduce or remove duty for eligible people and transactions. Common examples in practice in 2026 include:

  • First-home buyer concessions or exemptions for owner‑occupied homes that meet eligibility rules — these can be full exemptions or tapered concessions depending on dutiable value and whether the buyer intends to make the property their principal place of residence.
  • Principal place of residence concessions for transfers where the property will be the buyer’s main home.
  • Off‑the‑plan schemes where duty treatment can differ — for some purchases duty is assessed on the contract price but in some cases concessions or deferrals apply until strata plans are created or titles issued.
  • Family farm and certain business transfer concessions for inter‑family or business restructuring transactions.

Because eligibility rules are specific and often require declarations at lodgement, get legal or conveyancing advice before signing a contract. Misstating eligibility can lead to reassessment, penalties and interest.

Prerequisites — what you need before you calculate or pay

Before you run numbers or agree to pay duty, have these items ready:

  1. Signed contract of sale (date of contract matters).
  2. Estimated market value if not purchasing at market price — the SRO may require a valuation statement for related‑party transfers or unusual cases.
  3. Details of any concessions you intend to claim — proof of first‑home buyer status, residency intention, or business/farm documents.
  4. Conveyancer or solicitor details who will lodge the duty return and arrange registration.
  5. Bank/lender details if there’s a mortgage — they’ll normally settle via PEXA and register the mortgage electronically.

Step-by-step: how to calculate, lodge and pay stamp duty in Victoria (2026)

  1. Determine the dutiable value. Use the higher of contract price or market value. If it's a related‑party transfer, get a market valuation ready.
  2. Run the numbers. Use the 2026 rate bands above and compute the duty. Or use the SRO Victoria online duty calculator at https://www.sro.vic.gov.au — it’s the fastest way to get a precise figure and notes concessions.
  3. Check for concessions. Work out whether you qualify for a first‑home concession, PPR concession, off‑the‑plan or other concession. Collect supporting documents (IDs, statutory declarations, evidence of business/farm status).
  4. Appoint a conveyancer or solicitor. They prepare the duty return, liaise with your lender, and lodge documents with the SRO and Land Use Victoria. Electronic settlement via PEXA is common — it speeds registration and reduces some fees.
  5. Lodge the duty return and pay. The conveyancer or buyer lodges the duty return with SRO Victoria and pays the duty before registration. The usual window for lodgement and payment is within 30 days of the dutiable transaction; late lodgement can attract penalties and interest.
  6. Complete settlement and registration. Once duty is paid or security accepted, Land Use Victoria will register the transfer and any mortgage. Get the receipts and confirmation of registration for your records.
  7. Keep documentation. Keep the duty assessment, lodgement receipt and registration confirmation — you’ll need these if any queries or future dealings arise.

Tips for 2026

  • Run the SRO calculator early. It helps with budgeting and loan approval conditions.
  • Factor duty into your deposit and loan application — lenders often require proof of funds for duty at settlement.
  • Use electronic settlement where possible — it’s faster and marginally cheaper for registration fees.
  • Ask your conveyancer to check for overlooked concessions — even small concessions can save thousands on higher‑value purchases.
  • Get a valuation if buying from a related party — the SRO can revalue and reassess duty if it suspects undervaluation.

Common mistakes to avoid

  • Assuming the purchase price is always the dutiable value — the SRO may use market value instead.
  • Failing to check concession eligibility before signing — many concessions require the buyer to meet conditions at the contract date and at settlement.
  • Underestimating total costs — duty plus registration fees, PEXA charges, lender fees and conveyancing costs add up.
  • Missing lodgement deadlines — late payment can bring penalties and interest and delay title registration.
  • Not asking for electronic settlement — paper settlements are slower and sometimes more expensive.

Related Articles

Practical next steps: run the SRO Victoria duty calculator at https://www.sro.vic.gov.au, get a conveyancer or solicitor to confirm your dutiable value and eligibility for concessions, and budget for stamp duty plus mortgage registration and land transfer fees. Allow time for lodgement and payment — typically within 30 days of the dutiable transaction — and keep all receipts and registration confirmations. If unsure, get advice before signing the contract so duty and concessions are handled correctly.

This article was created with AI assistance.