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There is no cost to you at any stage. Our advisory is free to use because Nobilis is remunerated by the licensed estate agents appointed to sell each project, not by you, and those arrangements sit entirely within the selling channel. What you get for it is the part that matters: access to a curated portfolio, much of it offered off-market and never listed on the major portals, and someone who has watched how these developers actually deliver. We shortlist against your circumstances rather than our stock, make sure the right questions reach your conveyancer before you sign, coordinate the professionals around you, and stay with you through to settlement. Our priority is always our client and our reputation, so any property we recommend has to make sound financial sense for your situation. If it does not stack up for you, we will tell you.

Australia's anti-money laundering laws extended to the property sector in July 2026, and Nobilis is enrolled with AUSTRAC as a reporting entity. In practice this simply means we verify your identity before introducing you to opportunities, the same way your bank or conveyancer does. It takes a few minutes, your documents are handled securely in line with our Privacy Policy, and it is one more sign that you are dealing with a professional, regulated process.

Buying off-the-plan means purchasing a property in Australia before it is built, based on architectural plans and developer documentation. You pay a deposit now and settle when construction is complete, typically 1–4 years later. This structure can offer price advantages and time to arrange finance. Melbourne is where our portfolio is concentrated, and the same principles apply wherever you buy.

The language is unhelpful, so here it is plainly. It matters, because the structure you are offered changes your stamp duty, your finance and where the risk sits.

One-part contract. A single contract for a finished product. You buy the land and the completed building together, from one party, under one document. Off-the-plan apartments and most completed townhouses work this way.

Two-part contract. Two separate agreements. One to buy the land, and a second with a builder to construct the house on it. Most house and land packages work this way.

Stamp duty. This is the big one. Under a two-part structure duty is generally assessed on the land value at the time of the land contract, rather than on the finished house and land together, which can mean a materially lower duty bill. Under a one-part off-the-plan contract, Victoria's off-the-plan concession may instead apply. Which one helps you depends on the property and your circumstances, and your conveyancer confirms the position before you rely on it.

Finance. With one contract you generally pay a deposit and settle once on completion. With two, you settle the land first and then draw progress payments to the builder at defined construction stages, so you may be servicing a loan while still paying rent somewhere else. Lenders assess the two structures differently, so tell your broker which one you are looking at.

Risk. With one contract, one party is responsible for delivering the whole thing. With two, you have two counterparties and two timelines, and a delay in land titling can hold up the build. That is not automatically worse, but it is different, and it should be priced into your thinking.

Neither structure is better in the abstract. Which one you are being offered should be one of the first questions you ask. We will tell you which structure any project uses and make sure the question reaches your conveyancer before you sign. Confirming the duty position is their work, not ours.

Key risks include valuation gaps at settlement, developer insolvency, construction delays and contract variations. Thorough due diligence on the developer and Melbourne market conditions, which we provide, together with contract review by your own conveyancer, significantly reduces your exposure to these risks.

The Foreign Investment Review Board (FIRB) regulates property purchases by foreign nationals and some temporary residents anywhere in Australia. Most off-the-plan purchases by non-residents or temporary visa holders require FIRB approval prior to signing contracts, whichever state you buy in. Nobilis works with professional bodies specialising in FIRB requirements, referring clients to and coordinating alongside the assigned professional to facilitate a smooth, compliant process as part of our end-to-end partnership.

Yes. Skilled migrants on permanent residency visas can purchase property anywhere in Australia without FIRB approval. Temporary residents can purchase new dwellings (including off-the-plan) with FIRB approval. Each visa category has different conditions, we assess your situation specifically and map out the right pathway for you, wherever you plan to buy.

The full timeline from exchange to settlement generally ranges from 12 months to 4 years, depending on the project's stage at the time of purchase. We provide clear milestone timelines at the outset so you can plan your finances and migration journey accordingly.

We are a boutique Melbourne property advisory, not a volume sales operation. Our focus is on strategy, due diligence and long-term outcomes, not transaction throughput. We work with a select number of clients at any time, which means our attention and advice remain substantive throughout your journey.

At settlement, your finance is drawn and you take ownership of the property. Where the developer offers a pre-settlement inspection, we help you make the most of it, as inspection access and timing are set by the developer and can vary from project to project. We also help you understand the defect and warranty processes that apply to your purchase, and we make sure you are financially prepared for the final payment. After settlement, we remain available for periodic portfolio check-ins and strategic planning as your plans evolve.

Absolutely. Off-the-plan is an excellent pathway for owner-occupiers in Melbourne. You lock in today's price, can often personalise finishes before build completion, and may benefit from Victoria's off-the-plan stamp duty concession. You also have time between exchange and settlement to fully prepare your finance. Nobilis works with owner-occupiers and investors equally, tailoring our advisory to your goals, whether that's a home to live in or a property to grow your wealth.

Yes. Victoria offers a stamp duty concession for eligible off-the-plan purchases where the property is not yet complete at the time of contract. The concession is calculated on the land value component only, which can result in significant savings, particularly for apartments and townhouses. Both owner-occupiers and investors may be eligible depending on the circumstances. We can refer you to a specialist conveyancer who will confirm your specific position and calculate your concession accurately.

The Victorian First Home Owner Grant (FHOG) may apply to off-the-plan purchases where the contract price falls within the current eligibility threshold. First home buyers purchasing a new dwelling, including off-the-plan apartments and townhouses, may also access stamp duty concessions or exemptions, significantly reducing upfront costs. Eligibility conditions apply and are subject to change. Nobilis can facilitate a referral to a qualified conveyancer or direct you to the State Revenue Office Victoria for a personalised assessment.

Melbourne is our specialty and where our curated portfolio is concentrated. We are also expanding our representation along Australia's East Coast, and Sydney, Brisbane and Gold Coast opportunities are available on request. Tell us where you are looking and we will let you know what we can offer there.

Yes, through our professional network. Nobilis coordinates independent licensed specialists around your purchase, including mortgage brokers, property lawyers and conveyancers, and registered migration agents, with further specialists engaged as needed. Each advises you independently in their own discipline. Nobilis itself does not provide credit, legal, migration, tax or financial advice.

Off-market properties are sold without ever being publicly advertised. Because we introduce buyers to projects for a curated group of reputable developers, through the licensed estate agents appointed to sell them, much of our portfolio is offered this way, which means access to releases and pricing you will not find on the major listing portals. And yes, alongside off-the-plan projects we regularly have brand-new turnkey houses, townhouses and apartments that are complete and ready to settle, ideal if you want to move in or tenant a property immediately. Tell us what you are looking for and we will share what is currently available.