Home loans Melbourne.
Melbourne lending is shaped by Victoria's stamp duty regime, off-the-plan concessions, and a much larger self-employed borrower base than Sydney. The right loan structure absorbs the costs without LMI. The wrong one leaves cash on the table at settlement. Licensed broker partners, a wide lender panel, no broker fee on most loans.
Four reasons Melbourne finance needs VIC expertise.
Generic finance advice misses the Victorian-specific levers. Get them wrong and you pay duty you didn't need to.
Victorian stamp duty leads the country
VIC stamp duty on a $1M Melbourne purchase is about $55,000, and $110,000 at $2M (source: State Revenue Office Victoria rates). The right loan structure can absorb part of these costs without LMI, but only if the deposit + LVR is engineered correctly from the start. Finance that ignores stamp duty timing leaves you exposed at settlement.
Off-the-plan concessions are real money
Until 20 April 2027, anyone buying an off-the-plan apartment, unit or townhouse in a strata subdivision can claim Victoria's temporary off-the-plan duty concession, with no price cap (source: State Revenue Office Victoria). Sounds great, but most lenders are cautious about off-the-plan valuations at settlement. We model both the concession AND the valuation risk before any contract.
Self-employed Melbourne files need lender placement
Melbourne has a large concentration of small business owners, contractors and trades. Mainstream lender policy varies widely on ABN income evidence: some accept 1 year of returns, some require 2, some accept BAS-only. Lender placement matters more than rate shopping for self-employed Melbourne files.
Foreign buyer surcharge is 8 percent here
Victoria charges 8 percent additional stamp duty for foreign buyers + an annual absentee owner surcharge. For Australian residents, none of this applies, but the trust structure or company ownership can accidentally trigger it. We confirm the structure before your broker submits anything.
From call to settlement, four phases.
Position + Melbourne capacity
Income, debts, savings, equity and your Melbourne purchase target. We set the brief for your broker, so you compare lenders, not just your current bank.
Licensed broker match
We refer your file to a licensed broker in our network, who matches it to the lender most likely to approve at the sharpest rate for your situation. EWC takes no commission on your loan.
Pre-approval
Your broker lodges it; typically 5 to 10 business days for clean files. You shop Melbourne with conviction.
Settlement
Your broker handles formal approval and valuation; conveyancing and settlement follow. Loan structured (split, offset, redraw) for the next purchase.
Which scenario fits your situation?
Five common Melbourne loan scenarios we plan with our broker partners for buyers and investors.
First Melbourne investment
For investors with $200K+ deposit. The aim is 80 percent LVR to avoid LMI, with an offset against PPR debt and VIC stamp duty modelled into the upfront cash. Typical Melbourne investment entry: $700K to $1.2M depending on tier.
Refinance + cash-out
Common after 3 to 5 years of Melbourne growth. Your broker assesses equity, re-prices existing loans (often saving 30 to 60 basis points) and structures a cash-out for the next deposit without triggering LMI on retained properties.
Auction finance
Melbourne auction stock requires formal approval, not just pre-approval, before bidding. Your broker coordinates lender, valuation and approval timing to clear in time. Most lenders need 7 to 10 business days for the property-specific approval after pre-approval is in place.
Construction loan
Melbourne construction (knockdown-rebuild or new-build duplex) needs progress-draw structuring, contingency, and at-completion valuation. Pairs with our Homepay deferred-repayment structure when suitable.
SMSF LRBA (commercial)
From 10 August 2026 no new residential SMSF LRBAs can be written. New SMSF borrowing is a commercial LRBA on Business Real Property (65 to 75 percent LVR, bare trust pre-settlement). Existing residential LRBAs are grandfathered, and cash residential inside the fund remains available. Arranged through a specialist SMSF broker in our network.
Stamp duty from State Revenue Office Victoria rates. Loan policy from lender guides via our broker partners.
What Melbourne borrowers ask us most.
How is Melbourne home loan policy different from Sydney?
Three differences: (1) Victorian stamp duty is higher than NSW above $1M, (2) Victoria offers off-the-plan concessions that NSW does not, (3) auction-day mechanics are slightly more vendor-conservative in Melbourne (more pass-ins). Loan structure and timing differ accordingly.
Can I get a Melbourne pre-approval before an auction?
Yes, clean PAYG files typically have pre-approval in 5 to 10 business days. For auction-day, you need formal (not just pre-) approval on the specific property, which adds the valuation step. Most clients allow 2 to 3 weeks between pre-approval and auction day.
How much deposit do I need for Melbourne?
For investment, 20 percent of price + VIC stamp duty + costs avoids LMI. On a $900K Melbourne investment, that's typically $230K to $260K cash. With 10 to 15 percent deposit you can still proceed paying LMI ($12K to $25K typical). For a first home, the federal 5% Deposit Scheme can drop the deposit to 5 percent, with a Melbourne price cap of $950,000 (source: Housing Australia).
Do you charge a fee?
For most home loans, no. The lender pays the broker, and the broker discloses that in writing. Some specialist loans can carry a broker fee, which you'll see in writing before anything goes ahead. EWC takes no commission on your loan.
I'm self-employed in Melbourne. What's realistic?
Very realistic. Specific lenders accept 1 year of full tax returns, 2 years standard, BAS-based income (low-doc), or contractor rates with consistent invoicing. The wrong lender will decline outright. Our broker partners match your file to the right lender first time.
What about the Victorian off-the-plan concession?
It's real but time-limited. The temporary concession covers off-the-plan apartments, units and townhouses in a strata subdivision for contracts signed up to 20 April 2027, for any buyer and with no price cap (source: State Revenue Office Victoria). The trap: many off-the-plan Melbourne apartments fail at-valuation on completion, creating settlement risk. We model the concession savings AGAINST the valuation risk before recommending off-the-plan.
Can you refinance my existing Melbourne loan?
Yes, and it is worth reviewing. Most Melbourne loans sit 30 to 70 basis points above market because no one called your bank. Your broker re-prices first (often successful, free), then refinances if not matched. Process typically 4 to 6 weeks.
Will you help with SMSF lending in Melbourne?
Yes, though the rules changed on 10 August 2026: no new residential SMSF LRBAs can be written. New SMSF borrowing is via a commercial LRBA on Business Real Property, which a specialist SMSF broker in our network handles end to end (structure, bare trust, lender placement, settlement). Existing residential LRBAs are grandfathered so they can still be serviced or refinanced, and cash residential inside the fund remains available. See /smsf/melbourne/ for the full breakdown.
Pair finance with acquisition.
Get the right Melbourne loan, not the easy one.
Book a 15-minute Melbourne finance call. We will look at your position and introduce the right licensed broker.