Pensioner Stamp Duty Concession: Up to $14,500 Saving for Victorian Pensioners

Eligible Victorian pensioners and Centrelink Health Care Card holders can claim a stamp duty exemption for properties under $330,000 and a sliding-scale concession for properties between $330,001 and $750,000. The maximum saving is approximately $14,500. The concession is once-in-a-lifetime — meaning each eligible person can use it only once. About 25,000 Victorians access it each year, but estimates suggest substantial under- utilisation among older buyers who don’t realise they qualify.

This guide covers eligibility, the exemption and concession thresholds, and the application mechanics.

The thresholds

At $330,000, full standard duty is approximately $13,700. A pensioner pays $0 — saving the full amount. At $750,000, the sliding-scale reduction is smaller but still meaningful (roughly $4,000–$8,000 saving depending on exact value).

Eligibility — who qualifies

Concession card requirement

At least one buyer must hold one of:

• Pensioner Concession Card (Centrelink)
• Department of Veterans’ Affairs Pensioner Concession Card
• Commonwealth Seniors Health Care Card

Other requirements

• Australian citizen or permanent resident
• Has not previously claimed a pensioner stamp duty concession in any state or territory
• Buyer must occupy as principal place of residence (PPR) for at least 12 months, starting within 12 months of settlement
• Property must be in Victoria with dutiable value under $750,000

Once-in-a-lifetime — the practical limit

The concession can only be used once per person across all Australian states and territories. If a person previously claimed a similar concession in NSW, Queensland, etc., they can’t claim the Victorian concession.

For couples where both buyers hold concession cards but only one has used the concession before, the other can still claim — but the dutiable share calculation gets more complex. Typically the concession is reduced proportionally.

Combining with other concessions

The pensioner concession cannot be claimed in combination with:

• First Home Buyer Stamp Duty Exemption (must choose one)
• First Home Owner Grant (FHOG is for new homes; pensioner concession applies to all)
• Off-the-plan stamp duty concession (different threshold rules)

For most first-time-buying pensioners, the FHB exemption gives bigger savings. For pensioners moving home or downsizing, the pensioner concession is typically the only available option.

Common scenarios

Pensioner downsizing

A retiree selling a $1.2m family home and buying a $600k retirement-friendly unit can claim the pensioner concession on the unit, saving approximately $7,000–$10,000 depending on exact value.

Senior couple jointly buying

Both spouses hold concession cards. The first concession claim gets the full benefit. If both have used the concession before, neither qualifies.

Pensioner inheriting a property

Inheritance under a will is generally exempt from stamp duty — the pensioner concession isn’t needed. But if the property is bought from a deceased estate at market value (rather than inherited), the concession may apply.

Application mechanics

1. Confirm card eligibility before contract signing
2. Complete SRO Form 56 — Pensioner Concession Application
3. Provide concession card details and supporting documents
4. Conveyancer lodges with stamp duty payment at settlement
5. Move in within 12 months; stay 12 continuous months

Common errors

• Buying with adult children. If buyers include a non-pensioner, the concession is reduced proportionally.
• Investment property.The concession requires PPR — investment properties don’t qualify.
• Vacant land for build. Available, but the build must complete and occupation begin within timelines.
• Trust or company purchase. Concession requires natural-person buyers.

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