Southern & South-Eastern Suburbs

Conveyancing in Caulfield.

Caulfield is four named suburbs across three postcodes, and they are not interchangeable. Caulfield is 3162, Caulfield North is 3161 and Caulfield East is 3145. The housing mix differs sharply between them, and so does their current heritage exposure. 

Prepared works from the title and the planning certificate, not the advertisement. That matters here because Glen Eira has two heritage amendments running over the Caulfield suburbs, and the state government has taken over planning for the Caulfield activity centre. You get told which rules apply to your address. 

Get a quote Upload my contract

Caulfield at a glance

Postcode
3162
Council
City of Glen Eira
Water corporation
South East Water
Most common dwelling
Separate house

Authorities for Caulfield

Check it yourself

Links to government and third-party sites. We do not control what they publish, and the planning certificate and Section 32 for the specific property remain the source of truth.

About Caulfield

Caulfield is bounded by Kooyong Road, Glen Eira Road, Glen Huntly Road and Booran Road, with Caulfield Park and the Glenhuntly tram depot as the fixed points. There is no railway station inside the suburb itself, so trams 64 and 67 do the work. Caulfield Racecourse, Monash University's Caulfield campus and Caulfield Station sit immediately east in Caulfield East, with the Derby Road strip beside the station. 

What the market here means for your contract

At the 2021 Census, Caulfield itself recorded 39.9% separate houses, 37.9% semi-detached, row or terrace houses and townhouses, and 21.5% flats or apartments. That is close to a three-way split, which is unusual and means the due diligence changes with the dwelling rather than the suburb.

The neighbouring names are different markets again. Caulfield North recorded 39.4% flats or apartments against 36.2% separate houses, while Caulfield South recorded 54.6% separate houses and only 13.8% flats or apartments. Read the suburb on the title before you read the market.

Before you sign

In Victoria you get three clear business days to cool off, and none at all if you buy at auction.

That is the whole window. A contract read after settlement is a bill, not advice. If the property is going to auction, the review has to happen before you raise your hand, and it costs you nothing to have it done. There is no reason to be the person who finds out afterwards.

Send it now, free

Local detail

What we check in Caulfield

Four suburbs and three postcodes

Caulfield, Caulfield North, Caulfield South and Caulfield East are separate suburbs in the Australian Statistical Geography Standard, with different housing mixes and different postcodes. They are all in the City of Glen Eira, so the council does not change, but almost everything else does. Confirm the suburb recorded on the certificate of title, not the one used in the listing. 

Heritage amendments before council in 2026

Glen Eira is running two heritage amendments over the Caulfield suburbs. Amendment C246glen, implementing the Caulfield North Heritage Review, proposes four new precincts and 18 individual properties for the Heritage Overlay; exhibition closed on 12 December 2025 and a panel hearing ran from 27 April to 1 May 2026. Amendment C260glen, implementing the Caulfield South and Gardenvale Heritage Review, was authorised on 5 September 2025, exhibited from 30 October to 1 December 2025 and heard by the same panel. Both were listed for a council decision on the panel reports on 21 July 2026, so a property that was outside the overlay when earlier advice was given may not be now. 

Activity centre controls with no third-party review

Caulfield is a Stage 2 centre in the Victorian Government's Activity Centres Program. Engagement on the draft maps closed on 22 March 2026, with the government expected to finalise the Activity Centre Plans and controls by mid-2026. The draft framework uses a Built-Form Overlay in the core with a deemed to comply pathway and no third-party review for compliant proposals, and a Housing Choice and Transport Zone through the walking catchment. If you are buying a house near the core, the material question is what can be built next door without you having a right to object. 

The racecourse runs on its own document

Caulfield Racecourse is largely Crown land and its works are authorised by an incorporated document dated November 2021, covering the patron arrival area and forecourt, clubhouse works, mounting yards, a new administration building and a second track with lighting for night racing. That document authorises racecourse works, not dwellings. It also carries a sunset, with development required to start within two years and finish within four years of gazettal. Advice about building near the racecourse has to be based on the incorporated document, not the zone. 

The elevated rail is permanent

All nine level crossings between Caulfield and Dandenong were removed by 18 June 2018, including Poath, Murrumbeena, Koornang and Grange Roads, replaced by elevated rail and linear open space beneath. The construction disruption is long finished, so it is not a discount you can still argue. What remains is a permanent structure with sightlines toward rear yards on adjoining land, alongside new public open space, and both should be inspected rather than assumed. 

Get a Free Contract review

How it works in 3 steps

Step 1

Upload your contract

Upload your contract, add a few details and you’re done. No appointment to book, no credit card and no obligation.

Step 2

Same business day review

In before 2pm, back before you need it.

We’ll send you a free legal review to help you understand what matters, what to watch for and what to do next.

Step 3

Your call

Walk away, or have us run the matter through to PEXA settlement for $1,600 incl. GST fixed.

Either is fine with us.

How we help in Caulfield

Contract of Sale reviews

Before you sign anything, we review the Contract of Sale and explain the terms, special conditions and risks that could affect your purchase.

Section 32 Vendor Statement reviews

The Section 32 carries the planning controls, easements, owners corporation details and outgoings. We explain what it means and flag anything that deserves a closer look.

Property conveyancing

Buying or selling, we manage the legal transfer of ownership, prepare the documents and coordinate every party through to settlement.

Settlement and statement of adjustments

We prepare and check settlement figures, including council rates, water rates, owners corporation fees and other adjustments, so nothing is wrong on the day.

Electronic settlement through PEXA

Most Victorian settlements now happen electronically. We run the whole process securely and keep you informed at each step.

Owners corporation due diligence

Buying an apartment, townhouse or unit means buying into an owners corporation. We review the records, financial statements, rules, maintenance obligations and any known issues.

Easements, covenants and title restrictions

We explain everything affecting the title, including easements, restrictive covenants, caveats, mortgages, section 173 agreements and other registered interests that could limit what you do with the property.

Stamp duty and Duties Online

We calculate your duty, prepare the documents and lodge everything through Victoria's Duties Online system.

See everything we handle across Southern and South-Eastern Suburbs

Why Prepared

Anyone can offer a free review. What matters is what comes back, and who wrote it.

 

Speed

Same-day contract reviews. While others wait on a callback, you are at the next inspection ready to offer.

Expertise

Your contract is reviewed by experienced Australian property lawyers who understand the local property market. In Albert Park that means environmental audit conditions, heritage controls and multi-tier owners corporations, not a generic checklist.

Fixed fee

One price for the conveyancing, published before you commit. No hourly billing, no surprises on the invoice, and no charge at all for the review that got you there.

What it costs

Nothing to have it read. One price if you go ahead.

Most conveyancers charge for a review, or ask you to request a quote before they will tell you anything at all. Here is the whole thing, so you can compare without making a phone call.

Free

Contract and Section 32 review

No charge, no obligation, no limit on how many properties. Back the same business day.

$1,600

Full conveyancing, buying

Incl. GST, fixed. Contract through to PEXA settlement, adjustments and duty lodgement.

$300

Selling, and it does not sell

Professional fees only, plus the cost of any searches already ordered. You are not billed for a settlement that never happened.

Government charges, searches and land transfer duty are payable in addition and are set by the State, not by us. We tell you the total before you instruct.

Start with the free review

Common questions

Which council covers Caulfield?

Caulfield is in the City of Glen Eira, and so are Caulfield North, Caulfield South and Caulfield East. The council does not change between them, but the postcodes do: Caulfield and Caulfield South are 3162, Caulfield North is 3161 and Caulfield East is 3145. Because they are separate suburbs with different housing stock and different current heritage amendments, check which one appears on the certificate of title. 

Is Caulfield covered by heritage controls?

Partly, and the position is changing. Glen Eira has historically had lighter residential heritage coverage than neighbouring councils, and is now filling gaps suburb by suburb. Amendment C246glen for Caulfield North and Amendment C260glen for Caulfield South and Gardenvale were both heard by a planning panel between 27 April and 1 May 2026 and listed for a council decision on 21 July 2026. Because heritage overlays apply title by title, check the planning certificate for the specific address and confirm the amendment outcome at the date of your contract. 

Does the sky rail affect property values near Caulfield?

The elevated rail between Caulfield and Hughesdale is a settled feature, not a prospective one. All nine level crossings on the Caulfield to Dandenong corridor were removed by 18 June 2018, delivering elevated track and linear open space beneath it. For land backing onto the corridor, that means new public open space on one hand and a permanent elevated structure with sightlines toward rear yards on the other. Inspect the actual outlook and privacy position rather than relying on general commentary. 

Buying or selling in Albert Park?

Send us the contract. You will get it back reviewed, in plain English, with the issues that matter flagged.

Get a quote
Upload contract Get a quote