Land transfer (stamp) duty calculator
This calculator works out the land transfer duty (often referred to as stamp duty) that applies when you buy a Victorian property.
Before you start
You need to know the following:
- The date of the contract for your purchase of the property or if there is no contract, the date it is transferred,
- The dutiable value of the property (generally, the purchase price or market value at time of contract, whichever is greater),
- Whether you are a foreign purchaser, and if so, whether your property is a residential property, and
- If you will use the property as your principal place of residence, and if so, whether you are a first home buyer.
This calculator factors in the following, if they apply:
- Foreign purchaser additional duty,
- The principal place of residence concession or
- The first home buyer duty reduction, exemption or concession.
This calculator does not:
- Include the off-the-plan concession,
- Work out the duty that applies if you are a foreign purchaser eligible for the off-the-plan concession on your purchase of a residential property, or
- Work out the duty that applies if you are a foreign purchaser buying residential property with anyone who is not a foreign purchaser.
The duty you pay is based on the dutiable value of the property at the date you enter into the contract. If you do not have a contract of sale, your duty is based on the dutiable value of the property at the date it is transferred.
The dutiable value of a property is generally the market value of the property or the purchase price, whichever is greater.
This calculator does not include the off-the-plan concession. This concession reduces the dutiable value of your property by deducting from the purchase price the amount paid or payable in respect of constructing a building on the land after the contract date.
If you bought your property off-the-plan, you must contact your vendor to get the dutiable value of your property with this concession. There are two methods of calculating this concession and the vendor must choose one.
The off-the-plan concession is available on all off-the-plan transactions entered into before 1 July 2017.
From 1 July 2017, you will only receive the off-the-plan concession if you are buying an off-the-plan property to occupy as your home (principal place of residence) with a dutiable value of:
- $550,000 or less, including the off-the-plan concession, or
- $750,000 or less, including the off-the-plan concession if you are first home buyer.
If the dutiable value of your property, including the off-the-plan concession, is over these thresholds your land transfer duty liability is based on your contract price or market value, whichever is greater.
This calculator does not work out the duty that applies if you are a foreign purchaser who is eligible for the off-the-plan concession on your purchase of a residential property. If this is the case, you will be liable to pay both the:
- Foreign purchaser additional duty on the full contract price, and
- Land transfer duty including any off-the-plan and/or other concession that applies.
For any contracts entered into on or after 1 July 2017, you must be eligible for the principal place of residence concession to receive the off-the-plan concession.
Foreign purchaser additional duty may apply if you are a foreign purchaser who is nominated to take the transfer of a residential property under an off-the-plan contract entered into before 1 July 2015.
This calculator does not work out the duty that applies if you are a foreign purchaser buying a residential property with anyone who is not a foreign purchaser. For information on how duty is calculated in these circumstances, including where the first home buyer duty exemption, concession or reduction applies, see our FAQs for foreign purchasers.
Registration on title
When you buy land, settlement is the final stage in the conveyancing process. At settlement, all parties meet to exchange the transfer of land, certificate of title, cheques and other documents to complete the sale and purchase.
The land transfer and title certificate are then taken to Land Use Victoria for registration, usually within a few days following settlement. The registration on title in your name is your proof that you own the property.
We strongly recommend that you, as the buyer, ensure you are registered on the title as the land owner, as this proves your legal ownership of the property. If you have been registered as the owner, a title search will show your entitlement to the land, and any interests and rights affecting it.
We are aware of past instances where property buyers have not been registered on title for many years, despite thinking otherwise. You can search for titles and property certificates online, or in person at the Land Use Victoria. Please note that fees apply.
Terms and conditions
- This calculator should only be used for reference purposes.
- While the State Revenue Office (SRO) makes every attempt to ensure the accuracy and reliability of the automatic calculations provided through this service, you will acknowledge that there may be instances where the SRO is required to recalculate the figures submitted for assessment.
- These terms and conditions of use should be read in conjunction with the disclaimer contained in the website.
- There may be certain components in the calculator which may be the subject of other intellectual property rights reserved by the SRO or other third parties. No licence is granted in respect of these intellectual property rights.
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