Melbourne stamp duty calculator 2026: what you'll pay
Stamp duty is often the biggest upfront cost after your deposit. A stamp duty Melbourne calculator helps you budget accurately for 2026 — but it pays to understand how Victoria works it out and where concessions can save you thousands.
How stamp duty works in Victoria
Stamp duty (officially land transfer duty) is a state tax on property purchases. In Victoria it's calculated on a sliding scale, so the higher the price, the higher the percentage you pay.
Our stamp duty Melbourne calculator applies the current Victorian thresholds so you get a realistic 2026 estimate before you make an offer.
What you'll pay in 2026
For a standard owner-occupier purchase, duty rises through several brackets. On a typical Melbourne home around $800,000, owner-occupiers can expect duty in the low-to-mid tens of thousands of dollars.
Investors and buyers of high-value property pay more, and foreign buyers face an additional surcharge. Always check your exact figure with a calculator and your conveyancer.
First home buyer concessions
Victoria offers a full stamp duty exemption for eligible first home buyers on homes up to $600,000, and a sliding concession between $600,000 and $750,000.
That can mean tens of thousands in savings — one of the strongest reasons to confirm your first-home-buyer eligibility before you buy.
Off-the-plan and other concessions
Buying off-the-plan can reduce the dutiable value because duty may be calculated before construction value is added, which is popular for Melbourne apartments and townhouses.
There are also concessions for pensioners and, at times, temporary government incentives. A broker can point you to the right scheme for your situation.
Budgeting for the full upfront cost
Stamp duty sits alongside your deposit, LMI (if your deposit is under 20%), conveyancing, building inspections and loan fees. Missing any of these can derail a purchase.
Our property purchase cost calculator brings all of these together so you know the true cash you'll need at settlement.
Keep reading
Frequently asked questions
This page is general information only and not financial advice. Lending criteria, rates and government schemes change — speak to a XLOANS broker for advice tailored to your situation. XLOANS is a Melbourne-based mortgage broking service.
Budgeting your Melbourne purchase?
A XLOANS broker can confirm your stamp duty, concessions and total upfront costs — free, in 15 minutes.