Off-the-plan first home: stamp duty and the grant
Victoria only
Prefilled with a worked example. Change any figure; the result updates as you type.
Runs in your browser: nothing you enter is sent to Delora or stored (Privacy). General information, not tax advice.
The duty relief and the grant read different numbers. Duty is worked out on the dutiable value after the off-the-plan concession ($440,000), which qualifies for first home buyer relief. The First Home Owner Grant reads the full contract price ($950,000), which is over the grant's price cap, so there is no grant.
Worked examples
A $950,000 contract with $510,000 still to build
A first home buyer signs for a new apartment in March 2026. Most of the building is still to come, so the dutiable value is far below the contract price.
- Dutiable value
- $440,000
- Duty payable
- $0
- First Home Owner Grant
- $0
Concession: fhb exemption (State Revenue Office Victoria, verified 18 Sep 2026) [2] (State Revenue Office Victoria, verified 7 Aug 2026) (State Revenue Office Victoria, verified 29 Jul 2026)
A $740,000 contract: exemption and the grant
The same kind of purchase, but the contract price is under the grant's price cap.
- Dutiable value
- $407,000
- Duty payable
- $0
- First Home Owner Grant
- $10,000
Concession: fhb exemption (State Revenue Office Victoria, verified 18 Sep 2026) [2] (State Revenue Office Victoria, verified 7 Aug 2026) [2] (State Revenue Office Victoria, verified 29 Jul 2026)
An investor buying the same apartment
Not a first home buyer and won't live in it. The temporary off-the-plan concession for strata apartments is open to investors too.
- Dutiable value
- $440,000
- Duty payable
- $21,470
- First Home Owner Grant
- $0
Concession: none (State Revenue Office Victoria, verified 18 Sep 2026) [2]
The regulator’s own example, run through Delora’s engine
Show or hide: The regulator’s own example, run through Delora’s engine
SRO’s own example: Gustavo
- Dutiable value
- $440,000
- Duty payable
- $0
- First Home Owner Grant
- $0
Delora's engine (State Revenue Office Victoria, verified 18 Sep 2026) [2] (State Revenue Office Victoria, verified 7 Aug 2026)
SRO’s own example: Li-Na
- Dutiable value
- $730,000
- Duty payable
- $33,687
- First Home Owner Grant
- $0
Delora's engine (Parliament of Victoria, verified 18 Sep 2026) (State Revenue Office Victoria, verified 18 Sep 2026) [2] (State Revenue Office Victoria, verified 7 Aug 2026)
Rules behind these figures (6)
Show or hide: Rules behind these figures (6)
Each rule is checked against real ATO and State Revenue Office worked examples (coverage) before it computes a live figure.
vic_duty_general_scalevic_duty_ppr_scalevic_fhb_full_exemptionvic_fhb_residency_retentionvic_fhog_grantvic_otp_dutiable_value_reduction_s21aa_strata_temporary
What this doesn’t cover yet (2)
Show or hide: What this doesn’t cover yet (2)
- For a contract dated that contract date, the rule that applied isn't encoded in Delora yet (the specific window), so it won't give a duty figure. (regulator guidance)
- Pensioner and concession card relief, the foreign purchaser spouse exemption and transfers from a deceased estate change the answer in ways this checker doesn't ask about, so it won't give a duty figure. (regulator guidance)
Sources and methodology
Show or hide: Sources and methodology
- Understanding the off-the-plan duty concession | State Revenue Office — State Revenue Office Victoria (retrieved 16 Sep 2026, last checked 18 Sep 2026). Licence: CC BY 4.0
- Land transfer duty – principal place of residence (current rates) | State Revenue Office — State Revenue Office Victoria (retrieved 16 Sep 2026, last checked 18 Sep 2026). Licence: CC BY 4.0
- First home buyer duty exemption or concession — State Revenue Office Victoria (retrieved 29 Jul 2026). Licence: CC BY 4.0
- First Home Owner Grant — State Revenue Office Victoria (retrieved 29 Jul 2026, last checked 7 Aug 2026). Licence: CC BY 4.0
- Land transfer duty – non-principal place of residence (current rates) | State Revenue Office — State Revenue Office Victoria (retrieved 16 Sep 2026, last checked 18 Sep 2026). Licence: CC BY 4.0
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.
Frequently asked
What does this checker work out?
It runs your facts through Delora's gate-verified rules engines for Victorian stamp duty — the same engines checked against real ATO and State Revenue Office worked examples — and shows every figure with its source.
Is this tax advice?
No. It shows what the rules produce for the facts entered, not a recommendation or a substitute for advice from the ATO, the State Revenue Office or a tax professional about your own circumstances.
Why do the taxes give different answers for the same facts?
The duty relief and the grant read different numbers. Duty is worked out on the dutiable value after the off-the-plan concession ($440,000), which qualifies for first home buyer relief. The First Home Owner Grant reads the full contract price ($950,000), which is over the grant's price cap, so there is no grant.
Limitations: what Delora's gate-verified rules produce for the facts shown, not personal tax advice. Victoria only. Confirm your own situation with the ATO, the State Revenue Office or a tax professional.