Victorian Off-the-Plan Duty Concession
Understand Victoria’s off-the-plan duty concession, construction-cost deductions and eligible contracts before 21 April 2027.
Temporary concession: contract date is critical
The SRO source checked on 20 October 2026 confirms the temporary concession was extended. Eligible contracts must be entered into on or after 21 October 2024 and before 21 April 2027. Contract date, not settlement date, determines the window.
It applies to eligible off-the-plan apartments, units and townhouses in strata subdivisions with common property, including investor purchases, with no value threshold. House-and-land packages outside those subdivisions are excluded. Do not rush into a property contract solely for a concession.
How the dutiable value changes
Qualifying construction costs incurred on or after the contract date may be deducted from the price to calculate dutiable value. The concession does not automatically mean zero stamp duty or a deduction for the full building cost.
Eligible apartments, units and townhouses must satisfy the scheme’s property requirements. Your conveyancer needs the vendor’s construction information and the correct calculation method. A standard property-price duty calculator cannot calculate this deduction alone.
Finance still depends on settlement value
An off-the-plan contract can have a long gap before settlement. Your lender will reassess your income, deposit and security, and the completed property valuation can be lower than the purchase price. Keep a buffer for that shortfall.
Have a conveyancer check the contract, concession eligibility, developer information, sunset provisions and settlement risks. Have a broker check apartment size, title and lender appetite; pre-approval is not a guarantee of funding at completion.
This page is general information only and not financial advice. Lending criteria, rates and government schemes change — speak to an XLOANS broker for advice tailored to your situation. XLOANS is a Melbourne-based mortgage broking service.
Check the right option for your situation
Book a free 15-minute chat with an XLOANS broker. Eligibility and lender approval still apply.