Formula used
Dutiable value = higher of purchase price and market value.
Liable base = dutiable value × ownership share.
Off the plan deduction = eligible construction cost × incomplete percentage × ownership share.
Effective dutiable value = liable base − off the plan deduction.
General duty uses the current Victorian transfer duty brackets for contracts on or after 1 July 2021.
Principal residence duty uses the concessional home rates when the value is within the eligible range.
First home concession is estimated as no duty up to $600,000, then a sliding concession to $750,000.
Foreign purchaser additional duty = liable base before the off the plan deduction × 8%.
How to use this calculator
- Enter the purchase price and market value.
- Set the ownership share being acquired.
- Select the buyer type and home use.
- Add foreign purchaser details when they apply.
- Use off the plan fields only when eligible.
- Add optional settlement costs for a fuller cash estimate.
- Click Calculate to view the result above the form.
- Use the CSV or PDF buttons to save the calculation.
Example data table
| Scenario | Dutiable value | Buyer type | Home use | Estimated duty note |
|---|---|---|---|---|
| First home purchase | $590,000 | First home buyer | Principal residence | May estimate no base duty. |
| Home mover purchase | $520,000 | Home buyer | Principal residence | May estimate PPR concession duty. |
| Investment purchase | $850,000 | Investor | No | Uses general transfer duty rates. |
| Foreign purchaser | $900,000 | Investor | No | Adds foreign purchaser additional duty. |
About this Victorian duty estimator
This calculator helps buyers estimate land transfer costs before settlement. It uses dutiable value as the main starting point. Dutiable value normally means the higher of price paid or market value. The tool then applies the buyer choice, home use, foreign purchaser option, and off the plan deduction entered by the user.
Why the result matters
Stamp duty can change the real cash needed to complete a purchase. A buyer may have loan approval and deposit money, yet still miss transfer duty, legal costs, and registration charges. This page gives a structured estimate. It separates base duty, concessions, surcharges, and extra settlement costs. That makes the output easier to explain to clients, family members, or a lender.
Buyer situations covered
The form supports standard purchases, principal place of residence purchases, first home buyer cases, and foreign purchaser surcharge estimates. It also supports partial ownership, which helps when only a share is acquired. Off the plan fields let users reduce the taxable value by construction costs that remain after the contract date, when a valid concession applies.
Practical use
Use the calculator early in the property search. Try several prices. Compare an investor result with a home buyer result. Then test the effect of a first home buyer concession. If the property is off the plan, ask the vendor or conveyancer for eligible construction cost details. Small changes can move a property across important thresholds.
Reading the report
The result panel shows each amount separately. The estimated duty comes first. The concession saving appears next when a selected option reduces duty. Foreign purchaser additional duty is shown apart from duty. The final total adds optional settlement costs. Export the file to keep a record with the purchase notes.
Important limits
This tool is an estimator. It does not replace legal, tax, or conveyancing advice. Special trusts, company transfers, related party transfers, deceased estates, exemptions, and historical contract dates can need separate treatment. Always check the final assessment with the Victorian State Revenue Office or a qualified adviser before relying on the result.
FAQs
What is dutiable value?
Dutiable value is generally the higher of the purchase price and market value. This calculator uses that rule as the starting point before applying ownership share, deductions, concessions, and surcharges.
Does this calculator handle first home buyer relief?
Yes. It estimates no base duty up to $600,000 and a sliding concession from $600,001 to $750,000 when the first home buyer and residence options are selected.
Can I use it for an investment property?
Yes. Choose Investor and set principal place of residence to No. The calculator then uses the general Victorian transfer duty brackets and any foreign purchaser surcharge you select.
How is the off the plan deduction handled?
Enter eligible construction cost and the percentage complete at contract. The calculator deducts the incomplete share from the liable base, limited to the value being assessed.
Does foreign purchaser duty use the reduced value?
No. This tool estimates foreign purchaser additional duty on the liable base before any off the plan deduction, then adds it separately to the result.
Can I estimate a partial transfer?
Yes. Use the ownership share field. For example, enter 50 when only half the property interest is being acquired or assessed in the transaction.
Are registration and legal fees required?
No. They are optional. Add them only when you want the final cash estimate to include extra settlement costs beyond transfer duty and surcharge amounts.
Is this a final official assessment?
No. It is an estimate for planning. Complex transfers, trusts, company buyers, exemptions, and historical contract dates should be checked with the official assessor or adviser.