On a $650,000 established investment purchase in Victoria, transfer (stamp) duty is approximately $34,070 under the FY2026-27 scale - the most expensive of Australia's 8 jurisdictions at that price. It's one of the largest upfront costs after your deposit, and it can't be borrowed.
Stamp duty (formally transfer duty) is the state tax you pay when you buy a property, and every jurisdiction sets its own scale. This page shows what a property investor pays in Victoria at five price points, how that compares with an owner-occupier, and what it means next to the other states - all computed from the current VIC scale, the same engine behind our property purchase costs calculator.
What investors pay in VIC: the FY2026-27 table
| Purchase price | Investor duty | Owner-occupier duty |
|---|---|---|
| $400,000 | $19,070 | $16,370 |
| $500,000 | $25,070 | $21,970 |
| $650,000 | $34,070 | $34,070 |
| $800,000 | $43,070 | $43,070 |
| $1,000,000 | $55,000 | $55,000 |
Indicative estimates from the VIC FY2026-27 general scale for an established residential purchase, excluding foreign-purchaser surcharges and first-home or off-the-plan concessions. Confirm exact duty with State Revenue Office Victoria or run your numbers in the calculator.
Investor vs owner-occupier in Victoria
Victoria's principal-place-of-residence concession only applies to homes you live in (and only up to $550,000), so investors pay the general scale from the first dollar. The bigger difference for most first-time buyers is the first-home concession: every state's relief requires you to live in the property, so an investment purchase pays the standard scale - and buying an investment first can affect your access to first-home benefits later. If you're weighing that trade-off, the rentvesting guide and the first-home loans page cover both sides.
Land tax in Victoria: the annual cost
Victoria's land tax has broadened in recent years - thresholds have tightened and more investors are caught than before. Check the current-year thresholds with the SRO before you commit; the family home remains generally exempt. Stamp duty is once; land tax repeats every year you hold - build both into the deal before you buy, not after.
The VIC market for a first-time investor
Melbourne offers market depth and a long growth history, while regional Victoria trades that for lower entry prices. Victoria's land tax has broadened in recent years, so check the current thresholds before you buy.
How VIC compares to the other states
Investor duty on the same $650,000 purchase, all 8 jurisdictions, cheapest first:
| Jurisdiction | Investor duty at $650,000 |
|---|---|
| Australian Capital Territory (ACT) | $17,880 |
| Queensland (QLD) | $22,275 |
| New South Wales (NSW) | $23,437 |
| Tasmania (TAS) | $24,623 |
| Western Australia (WA) | $24,890 |
| South Australia (SA) | $29,580 |
| Northern Territory (NT) | $32,175 |
| Victoria (VIC) | $34,070 |
Because your borrowing power is national, the state you buy in is a genuine choice - the full comparison (land tax, entry prices, rental markets) is in the state-by-state guide. And duty is only one entry cost: the full costs guide covers LMI, legal fees and the ongoing holding costs that decide whether a deal actually works.
Frequently asked questions
How much is stamp duty on a $650,000 investment property in Victoria?
Approximately $34,070, based on VIC's FY2026-27 general investor transfer duty scale for an established residential purchase. That excludes foreign-purchaser surcharges and assumes no concessions apply. Use the property purchase costs calculator for your exact price.
Do investors pay more stamp duty than owner-occupiers in Victoria?
At some prices, yes. Victoria's principal-place-of-residence concession only applies to homes you live in (and only up to $550,000), so investors pay the general scale from the first dollar. At $650,000 the two scales converge - both pay about $34,070 - but at $500,000 an investor pays about $3,100 more ($25,070 vs $21,970).
Do first-home-buyer concessions apply to an investment property?
Generally no. State first-home concessions require you to live in the property for a qualifying period, so a pure investment purchase pays the standard duty. If you buy an investment first, you may also affect your eligibility for first-home benefits later - a real trade-off in a rentvesting strategy worth checking for your state before you commit.
When do I pay stamp duty in Victoria?
Transfer duty is generally payable at or shortly after settlement - your conveyancer or solicitor lodges and pays it as part of the settlement process, and it can't be added to your loan. Exact timing rules are set by the revenue office, so confirm the deadline for your purchase.
Is land tax payable on an investment property in Victoria?
Land tax works differently in each state - see the "Land tax in Victoria" section above for how it applies where you're buying.
Every state and territory
- Investment property stamp duty in New South Wales
- Investment property stamp duty in Queensland
- Investment property stamp duty in Western Australia
- Investment property stamp duty in South Australia
- Investment property stamp duty in Tasmania
- Investment property stamp duty in the ACT
- Investment property stamp duty in the Northern Territory
Source
Duty figures are computed from the VIC FY2026-27 published transfer duty scale (verified June 2026): State Revenue Office Victoria.
Last updated: July 2026
This article is general information only. It doesn't take into account your objectives, financial situation or needs, and it isn't credit, financial or tax advice. Figures are indicative estimates that vary by lender, state and property and can change, so we confirm your real numbers before you act. For tax questions, speak to a registered tax agent or accountant. Scott Lung, credit representative 567904 of Purple Circle Financial Services Pty Ltd (Australian Credit Licence 486112).
5 finance decisions to get right before buying your first investment property
- Build your first investment with a long-term property strategy.
- Understand the finance decisions that shape your borrowing power and future options.
- Make smarter decisions around your deposit, cash flow and loan structure before you sign a contract.
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