Buying off the plan

What will an off-the-plan home cost you?

Off the plan you pay in stages: a deposit when you sign, the rest and the stamp duty when the building is finished, and loan repayments only from then. Put in a price to see each stage, under Victoria’s rules.

First home buyer concessions need you to live in the home. Default rate: the Reserve Bank’s average for new variable home loans (owner-occupiers), August 2026. How much is built when you sign changes the stamp duty; the developer can tell you.

  1. 1 · When you sign$75,00010% deposit, usually held in trust until settlement
  2. 2 · At settlement, when the building is finished$86,370from your own money
    Balance of the price
    $675,000
    Stamp duty (estimate)
    $11,370
    Less your home loan
    −$600,000
    Includes: Off-the-plan concession (temporary, all buyers) · Principal place of residence concession
  3. 3 · From settlement$3,675 a monthPrincipal and interest on $600,000 at 6.2% over 30 years
  • An estimate only, not financial or tax advice. Check your figures with a lender and a conveyancer.
  • Interest rates may be different by settlement, and repayments start only then.
  • Your lender values the home at settlement. If it values it below the price, the loan may be smaller and you pay the difference.
  • Not included: legal and lender fees, and adjustments for council rates and owners corporation fees. Stamp duty uses the State Revenue Office’s off-the-plan fixed percentage method; your contract’s figures decide the real amount. State Revenue Office calculator

How the figures are worked out

  • Stamp duty uses the State Revenue Office’s rates. Apartments and townhouses signed before 21/04/2027 get the temporary off-the-plan concession, open to every buyer: duty is charged only on the part of the price not yet built when you sign. First home buyers pay no duty up to $600,000 and reduced duty to $750,000, on that reduced value.
  • Repayments are principal and interest, starting at settlement. The default rate is the Reserve Bank’s latest average for new variable home loans; change it to your lender’s.
  • Nothing here predicts what the home will be worth. It shows what you pay and when.

Each project page has this calculator filled in with its own prices. Browse new projects or read our buyer guides.