15 May 2026 Stamp Duty Costs in South East Melbourne: Your 2026 Guide
South East Melbourne buyers face some of the most complex stamp duty calculations in Australia — but also some of the strongest first home buyer exemptions available anywhere in the country. Whether you’re looking at a unit in St Kilda – Windsor or a house in Toorak, understanding Victoria’s stamp duty system before you sign anything could save you thousands, or in some cases, eliminate the cost entirely.
The Victorian system offers genuine opportunities for eligible buyers, particularly through the first home buyer exemption (up to $600,000) and the off-the-plan concession, extended to contracts entered into before 21 April 2027. For buyers targeting the inner suburbs, these concessions can mean the difference between paying $0 in stamp duty or facing bills of $28,000 or more.
EverLend helps South East Melbourne buyers understand their exact stamp duty position across different purchase scenarios, completely free of charge.
Here’s what you need to know about stamp duty costs in South East Melbourne before you make an offer.
Key takeaways
- First home buyers pay $0 stamp duty on Victorian properties up to $600,000.
- The off-the-plan concession applies to all buyers on contracts before 21 April 2027.
- Stamp duty is a cash cost at settlement and cannot typically be added to your loan.
What is stamp duty and who pays it?
Stamp duty (officially called land transfer duty in Victoria) is a one-off state government tax you pay when buying property. In Victoria, the buyer pays stamp duty, not the seller, and it’s calculated as a percentage of the purchase price or market value, whichever is higher. The rate increases on a sliding scale, so more expensive properties attract higher percentages.
Stamp duty is due within 30 days of signing the contract of sale, and most buyers pay it from their deposit funds. The exact calculation depends on your situation — whether you’re a first home buyer, buying off-the-plan, or purchasing an established property as an investor or upgrader.
How much stamp duty will I pay in South East Melbourne?
Your stamp duty bill depends on the purchase price and your eligibility for concessions. First home buyers purchasing up to $600,000 pay $0 in stamp duty — a full exemption that applies to both new and established homes. For properties between $600,001 and $750,000, first home buyers receive a partial concession on a sliding scale.
Above $750,000, all buyers pay full stamp duty rates. For a $1,000,000 property, stamp duty is approximately $55,000. For a $1,500,000 property, it’s approximately $87,000. The difference between qualifying for an exemption and paying full rates can represent months or years of additional savings required.
|
Like to know which banks & lenders work best for your stamp duty situation? Know where you really stand and what’s possible, so you can plan with total confidence. 5.0 on GoogleLocal expertsFree service
Prefer to talk now? Call 03 7036 3356 |
What stamp duty concessions and exemptions apply in Victoria?
Key concessions available to South East Melbourne buyers:
- ›First home buyer exemption: $0 stamp duty on properties up to $600,000 (new and established homes). A partial concession applies on a sliding scale between $600,001 and $750,000. The buyer must move in within 12 months of settlement and live there for 12 continuous months.
- ›Off-the-plan concession: Available to all buyers (including investors) on contracts entered into before 21 April 2027, subject to legislation. Excludes construction costs from the dutiable value, potentially bringing purchases under the $600,000 first home buyer threshold. No price cap applies to the concession itself.
- ›Pensioner concession: Age and disability pensioners may qualify for duty concessions under specific circumstances, subject to income and asset tests.
How do I calculate stamp duty for my South East Melbourne purchase?
Step 1: Talk to us
Get in touch and we’ll assess your eligibility for stamp duty concessions and calculate your exact liability based on the property price and your buyer status.
Step 2: Determine your buyer category
We establish whether you qualify as a first home buyer (never owned property anywhere in Australia), are buying off-the-plan, or fall into another category that affects your stamp duty calculation.
Step 3: Calculate the base dutiable value
We determine the dutiable value — typically the purchase price, but for off-the-plan purchases, construction costs may be excluded under the concession (currently applying to contracts before 21 April 2027, subject to legislation).
Step 4: Apply relevant concessions
We calculate your stamp duty liability after applying any exemptions or concessions you qualify for, ensuring you don’t pay more than legally required.
Step 5: Plan your settlement funds
We help you structure your loan and deposit to cover stamp duty costs, or confirm if you need additional cash funds for settlement.
Step 6: Coordinate with your conveyancer
We ensure your conveyancer or solicitor has the correct stamp duty calculation for settlement, and that all concession paperwork is submitted to the State Revenue Office within required timeframes.
What stamp duty mistakes do South East Melbourne buyers make?
The biggest mistake is assuming you don’t qualify for first home buyer concessions without checking properly. Many buyers think they’re ineligible because they’ve previously owned interstate or because a property seems too expensive, when in fact they may qualify for partial concessions or off-the-plan exemptions that bring the dutiable value down.
Another common error is not factoring stamp duty into borrowing capacity early enough. Stamp duty is a cash cost at settlement — you can’t typically add it to your loan amount. For an $800,000 purchase, stamp duty could be around $40,000 or more, which means finding additional cash funds or reducing your maximum purchase price to accommodate the cost.
How does the off-the-plan concession work in South East Melbourne?
Victoria’s off-the-plan concession is available to all buyers — not just first home buyers — and can significantly reduce stamp duty costs. The concession excludes construction and fit-out costs from the dutiable value, meaning you only pay stamp duty on the land component plus any existing structures. It currently applies to contracts entered into before 21 April 2027, subject to legislation; confirm the current end date with the State Revenue Office before relying on it.
In practice, this can bring an off-the-plan purchase with a contract price of $700,000 down to a dutiable value of $550,000 if $150,000 represents construction costs. For first home buyers, this could mean paying $0 stamp duty instead of approximately $28,000. The concession applies to apartments, townhouses, and house-and-land packages across South East Melbourne.
$0
Stamp duty payable for eligible first home buyers on South East Melbourne properties up to $600,000.
|
Like to know which banks & lenders work best for your stamp duty situation? Know where you really stand and what’s possible, so you can plan with total confidence. 5.0 on GoogleLocal expertsFree service
Prefer to talk now? Call 03 7036 3356 |
Frequently Asked Questions
How much stamp duty will I pay on an $800,000 property in South East Melbourne?
It depends on whether you qualify for concessions. First home buyers pay $0 if it’s their primary residence and the property is up to $600,000; at $800,000 you’re above the exemption threshold so full rates apply, roughly $40,000 or more. Other buyers pay full rates based on the purchase price.
Can I add stamp duty to my home loan in South East Melbourne?
Generally no — stamp duty is a separate cash cost due at settlement. You’ll need to pay it from your deposit funds or additional savings, which is why factoring it into your total buying budget early is important.
Do I qualify for the first home buyer stamp duty exemption if I’ve owned interstate?
No — to qualify for Victorian first home buyer concessions, you must never have owned residential property anywhere in Australia. Previous interstate ownership disqualifies you from the exemption.
What’s the difference between stamp duty and land transfer fees in Victoria?
Stamp duty is the major tax component, while land transfer fees are smaller administrative costs charged for processing the property transfer. Total costs include both, but stamp duty represents the majority of the expense.
How long do I have to pay stamp duty after buying in Victoria?
Stamp duty is due within 30 days of signing the contract of sale. Your conveyancer typically handles the payment process as part of settlement, but you need the funds available by settlement date.
Should I use a mortgage broker or go direct to my bank for stamp duty advice?
A mortgage broker, every time. Banks focus on the loan approval — brokers help you understand the total cost structure including stamp duty implications, which concessions you qualify for, and how to structure your finance to cover all settlement costs across our 60+ lender panel.
Does the off-the-plan stamp duty concession apply to established properties?
No — the off-the-plan concession only applies to new builds, apartments, and developments where construction costs can be separated from land value. Established homes don’t qualify for this specific concession.
Your Next Steps
Getting your stamp duty calculation right affects your total buying budget and which suburbs are genuinely within your reach. Whether you qualify for the first home buyer exemption, off-the-plan concessions, or need to budget for full rates, knowing the exact figure before you start looking prevents disappointment and wasted time inspecting properties you can’t afford to settle.
If stamp duty costs are on your horizon, the next step is simple. Get in touch with the EverLend team for a free consultation or call 03 7036 3356. We’ll work through where you stand across our 60+ lender panel and calculate your exact liability across different purchase scenarios.
|
External Resources
EverLend · St Kilda and South East Melbourne · General information only – this article does not constitute financial advice. Please consider your own circumstances and seek professional advice before making any financial decisions. · Last updated 16 July 2026