15 May 2026 Stamp Duty Costs in South East Melbourne: Your 2026 Guide

In 2026, 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. 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 20 October 2026). 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.

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 include it in their loan or pay 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.

Victorian stamp duty concessions and exemptions

• First home buyer exemption: $0 stamp duty on properties up to $600,000 (new and established homes). Partial concession applies between $600,001 and $750,000.
• Off-the-plan concession: Available to all buyers until 20 October 2026. Excludes construction costs from dutiable value, potentially bringing purchases under the $600,000 first home buyer threshold.
• Principal place of residence exemption: Primary residence purchases may qualify for exemptions on certain components like mortgage duty, though this has been largely abolished for residential purchases.
• 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 current concession until 20 October 2026.

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.

Common stamp duty mistakes 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 a $800,000 purchase, stamp duty could be $40,000 or more, which means finding additional cash funds or reducing your maximum purchase price to accommodate the cost.

Off-the-plan concessions and how they work in South East Melbourne

Victoria’s off-the-plan concession, extended to 20 October 2026, 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.

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 $28,000. The concession applies to apartments, townhouses, and house-and-land packages across South East Melbourne.

Frequently Asked Questions

How much stamp duty will I pay on a $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. Other buyers pay approximately $40,000 in stamp duty, calculated on the full purchase price.

Can I add stamp duty to my home loan?

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?

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?

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.

Does the off-the-plan 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.

Ready to find out your exact stamp duty costs for your South East Melbourne purchase? Contact Evelyn Clark for a free consultation or call 03 7036 3356. We’ll calculate your stamp duty liability across different scenarios and help you structure your finance to cover all settlement costs.