Melbourne Stamp Duty Calculator — 2026
Everything you need to know about stamp duty in Victoria, with exact figures for every price bracket.
Stamp Duty Rates (Victoria 2026)
| Property Value | Duty Rate |
|---|---|
| Up to $25,000 | 1.4% of value |
| $25,001–$130,000 | $350 + 2.4% of amount over $25K |
| $130,001–$960,000 | $2,870 + 6.0% of amount over $130K |
| Over $960,000 | $52,670 + 5.5% of amount over $960K |
| Over $2M (premium) | Additional 6.5% surcharge |
Quick Reference — Stamp Duty by Price
| Purchase Price | Standard Duty | First Home Buyer | Concession Card |
|---|---|---|---|
| $400,000 | $19,070 | $0 (exempt) | $9,535 |
| $500,000 | $25,070 | $0 (exempt) | $12,535 |
| $600,000 | $31,070 | $15,535 | $15,535 |
| $700,000 | $37,070 | $37,070 | $18,535 |
| $800,000 | $43,070 | $43,070 | $21,535 |
| $900,000 | $49,070 | $49,070 | $24,535 |
| $1,000,000 | $54,870 | $54,870 | $27,435 |
| $1,200,000 | $65,870 | $65,870 | $32,935 |
| $1,500,000 | $82,370 | $82,370 | $41,185 |
| $2,000,000 | $109,870 | $109,870 | $54,935 |
First Home Buyer Exemptions (2026)
| Criteria | Threshold |
|---|---|
| Full exemption | Property value ≤ $600,000 |
| Partial concession | $600,001–$750,000 (sliding scale) |
| New home grant | $10,000 (regional: $20,000) |
| Annual property tax option | Available for all FHBs from Oct 2023 |
Example — First home buyer purchasing $550,000 unit in Footscray:
- Standard duty: $28,070
- FHB exemption: $0 duty
- Plus $10,000 First Home Owner Grant
- Net benefit: $38,070 saved
Annual Property Tax Option
Since October 2023, Victorian FHBs can choose annual property tax instead of upfront stamp duty:
| Property Value | Annual Tax | Break-even vs Stamp Duty |
|---|---|---|
| $400,000 | ~$1,300/year | 15 years |
| $500,000 | ~$1,625/year | 15 years |
| $600,000 | ~$1,950/year | 16 years |
| $700,000 | ~$2,390/year | 16 years |
| $800,000 | ~$2,780/year | 15 years |
Rule of thumb: If you plan to sell within 10 years, the annual tax saves money. If you’re staying 20+ years, pay stamp duty upfront.
Foreign Buyer Surcharge
| Category | Additional Duty |
|---|---|
| Foreign purchaser | +8% of property value |
| Absentee owner | +4% annual surcharge |
| Trust purchaser | +8% (unless Australian-controlled) |
Example — $800,000 property purchased by foreign buyer:
- Standard duty: $43,070
- Foreign surcharge: $64,000
- Total: $107,070
Stamp Duty Savings Strategies
- Buy under $600K — Full FHB exemption. Suburbs where this works: Sunshine, Reservoir, Werribee, Clayton, Craigieburn
- Choose annual tax — If you’ll likely sell in 5-10 years (common for units)
- Off-the-plan concessions — Duty calculated on “as-is” land value, not completed value
- Principal place of residence — Avoids investment surcharges
- Time your purchase — Financial year-end (May/June) often sees agents willing to negotiate
This is general information only. Consult a conveyancer for your specific situation. Rates current as of March 2026.
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