---
title: "Stamp Duty on Land Victoria 2026 — Save by Building"
description: "Calculate stamp duty on land in Victoria. First home buyers can save $20,000–$40,000 by buying land and building instead of buying established."
source: HomeBuildBudget
sourceUrl: https://homebuildbudget.com/guides/stamp-duty-vic
lastUpdated: 2026-06-16
citationUrl: https://homebuildbudget.com/guides/stamp-duty-vic
---

# Stamp Duty on Land Victoria 2026 — Save by Building

Calculate stamp duty on land in Victoria. First home buyers can save $20,000–$40,000 by buying land and building instead of buying established.

Calculate stamp duty on land in Victoria. First home buyers can save $20,000–$40,000 by buying land and building instead of buying established.

Quick answer: Victoria stamp duty on a $650,000 property is approximately $34,070. First home buyers pay zero stamp duty on properties up to $600,000 (full exemption), with partial concessions from $600,001 to $750,000. If you buy land and build separately, you only pay duty on the land — not the construction cost — saving $20,000–$40,000 on a typical build. You can also stack the $10,000 First Home Owner Grant on top. Updated April 2026 based on State Revenue Office Victoria data.

Most people don’t realise this until their conveyancer mentions it. Stamp duty — or “land transfer duty” as Victoria officially calls it — is one of the biggest upfront costs when buying property. But if you build instead of buy, you pay duty on the land price alone. The construction cost? Not dutiable.

Not complicated, but you need to get the paperwork right.

This is the part where people trip up. For the saving to work:

### Standard Rates (Not First Home Buyer)

### Who Qualifies for First Home Buyer Stamp Duty Relief?

## How Much Do You Save By Building Instead of Buying?

### Example 3: Upgrader (Not First Home Buyer)

### See your stamp duty savings

## How It Works

### The Two-Contract Rule

## How Much Stamp Duty Will You Pay in Victoria?

## What Are the Off-the-Plan Concessions?

## When Is Stamp Duty Due in Victoria?

## Do Foreign Buyers Pay More Stamp Duty in Victoria?

### Do I pay stamp duty on the construction cost?

### Can I get both the stamp duty exemption and the FHOG?

### What about the off-the-plan concession for houses?

## Key Takeaways

## Key Points

- Buy the land first — you pay stamp duty on the land value only
- Sign a building contract separately — the building contract is NOT subject to stamp duty
- You need one contract for the land purchase
- You need a separate building contract with your builder
- The land settlement has to happen before construction starts
- Stamp duty exemption (land value up to $600,000)
- First Home Owner Grant ($10,000)
- Victoria first home buyers pay zero stamp duty on properties up to $600,000 (full exemption)
- Building saves $20,000-$40,000 in stamp duty compared to buying established — you only pay duty on land, not construction cost
- Partial concessions apply for first home buyers purchasing $600,001-$750,000 (sliding scale)

## Frequently Asked Questions

### How Much Stamp Duty Will You Pay in Victoria?

(State Revenue Office Victoria)

### What Are the Off-the-Plan Concessions?

Buying an apartment or townhouse off-the-plan? Victoria lets you claim a concession on the “land” portion of the purchase. The SRO reduces the dutiable value by whatever construction hasn’t happened yet at the date you sign.

### Can I get both the stamp duty exemption and the FHOG?

Yes, and this is where first home buyers really come out ahead. You can stack both:

### What about the off-the-plan concession for houses?

It’s really designed for apartments and townhouses bought before completion. If you’re building a standalone house, you don’t need it — the two-contract approach (separate land purchase + separate build contract) gets you the same outcome, often a better one. See our Melbourne building costs guide for what you’ll spend on the build itself.

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*Source: [HomeBuildBudget](https://homebuildbudget.com/guides/stamp-duty-vic)*