Off-the-Plan Duty Concession (Victoria)

Estimate Victorian land transfer duty on an off-the-plan purchase, using the dutiable value method that deducts construction costs incurred after the contract date.

Victoria only — other states work differentlyThis calculator applies the Victorian dutiable value method, which deducts post-contract construction costs. That mechanism does not exist elsewhere. NSW offers a deferral of up to 15 months rather than a reduction, so the same duty is paid later. WA gives a duty concession or rebate, and the ACT a full exemption for owner-occupier units under a value cap. Queensland, Tasmania and the Northern Territory assess duty on the full contract price. Do not use this calculator for a purchase outside Victoria.

The purchase

Contract price

The full price under the contract of sale.

Construction costs after contract date

The vendor certifies this in the Digital Duties Form. If the build is partly complete at contract date, only the remaining costs are deductible.

Concession type

Which concession applies?

The temporary concession covers all purchasers including investors, companies and trusts, for dwellings in a strata subdivision with common property. The existing concession is capped by dutiable value.

Purchaser status

Foreign purchaser — 8% additional duty applies. It is calculated on the dutiable value before the off-the-plan concession, so the concession does not reduce it.

Comparison

Dutiable value

–

after deducting construction

Duty saved

–

against the full price

Effective duty rate

–

of the contract price

How the saving grows with the build still to come

Your contractOther build stages

The earlier in the build you sign, the more construction cost remains to be deducted and the lower the dutiable value. Signing on a completed dwelling leaves nothing to deduct and the concession is worth nothing — which is why the contract date, not the settlement date, is what matters.

Signing off the plan before 20 October 2026?

The expanded concession is time-limited and the saving depends on how the vendor certifies construction costs. We can review the contract and the Digital Duties Form before you commit.

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How the off-the-plan concession actually works

Duty on an off-the-plan purchase is normally assessed on the full contract price. The concession changes the base: it lets you deduct the construction or refurbishment costs incurred on or after the contract date, so duty is charged on what was effectively land value plus completed work at the time you signed.

The temporary concession introduced in October 2024 removed the usual limits. There is no price cap, no residence requirement, and it is open to investors, companies and trusts. The catch is that the dwelling must sit within a strata subdivision that has common property — house and land packages and stand-alone dwellings outside a strata plan do not qualify.

Foreign purchaser additional duty is calculated on the dutiable value before the concession is applied, so a foreign purchaser gets the benefit on general duty only and the 8% surcharge is unchanged.

Rates & assumptions used

Temporary off-the-plan concession — introduced by the Duties Amendment (More Homes) Act 2024 for contracts entered into on or after 21 October 2024, and extended by the State Taxation Acts Amendment Act 2025 (Royal Assent 24 June 2025) to contracts entered into on or before 20 October 2026. Available to all purchasers, including investors, companies and trusts, with no price cap and no residence requirement. Limited to a dwelling within a strata subdivision that has common property. House and land packages and stand-alone dwellings outside a strata plan are not eligible.
Existing off-the-plan concession — after the concession is applied, the dutiable value cannot exceed $550,000 for the principal place of residence concession or $750,000 for first home buyers. Not available to investors, companies or trusts.
Dutiable value = contract price less construction or refurbishment costs incurred on or after the contract date.
Foreign purchaser additional duty of 8% is calculated on the dutiable value before any off-the-plan concession is applied, so the concession reduces general land transfer duty only.
Victorian land transfer duty rates for non-principal-place-of-residence transfers, and the principal place of residence concessional rate for dutiable values between $130,001 and $550,000.
Not modelled: the first home buyer duty exemption and concession (which may produce a better outcome below $750,000), the pensioner and concession cardholder reduction, the first home owner with dependent child concession, and sub-sale provisions.

First home buyer weighing up the options?

Below $600,000 the first home buyer exemption may remove duty entirely, which can beat the off-the-plan concession.

Important. Figures shown are estimates generated from the information you enter. They are not an assessment, a quote, or a statement of what you will actually pay.

The off-the-plan concession is applied through the Digital Duties Form and depends on the vendor certifying the construction or refurbishment costs incurred on or after the contract date. Eligibility turns on the nature of the subdivision, the contract date, and in the case of the existing concession the residence requirement. Failure to meet a residence requirement results in the transfer being reassessed on the contract price with concessions removed. Confirm eligibility and the certified construction figure with the State Revenue Office before relying on this estimate.

This calculator provides a general estimate only, based on the figures you enter and the rates and assumptions listed above as at 28 July 2026. It is not legal, financial, tax or credit advice, does not take account of your objectives, financial situation or needs, and is not a substitute for advice from a qualified adviser. Rates, thresholds, concessions and eligibility rules change, and an official assessment may differ from this estimate. You should confirm your position with the relevant revenue office or the Australian Taxation Office and obtain your own professional advice before acting.