Table of Contents
Quick answer
How much does end of lease cleaning cost in Melbourne?
Melbourne end of lease cleaning is quoted as a fixed price per property rather than an hourly rate. In 2026 a studio starts at $245, a 2-bedroom 1-bathroom unit is around $410, a 3-bedroom 2-bathroom house is about $490, and a 5-bedroom 3-bathroom home is $745. Carpet steam cleaning is charged separately from $110, covering bedrooms only. All prices include GST. Because the average Victorian bond is roughly $2,320, a fixed-price clean of a few hundred dollars protects a much larger sum — and only 65% of Victorian bond repayments are returned to renters in full (RTBA Annual Report 2024–25).
Source: O2OCleaning end of lease pricing & RTBA Annual Report 2024–25Introduction
You’ve packed the boxes, signed the new lease, and now there’s one last hurdle between you and your bond money: the final clean. But how much should it actually cost? And why do quotes for the same-sized apartment sometimes vary by hundreds of dollars?
An earlier RTBA report counted over 732,000 rental bonds worth a combined $1.456 billion (REIV / RTBA Annual Report 2023–24). With that much money at stake, it’s worth understanding what you’re paying for — and what separates a $300 quote from a $600 one.
This guide breaks down real 2026 pricing from Melbourne’s top-rated cleaning companies, explains why costs differ so much, and helps you choose the right option for your property and budget.
What Does End of Lease Cleaning Cost in Melbourne Right Now?
According to the RTBA’s 2023–24 Annual Report, 36% of Victorian tenants lose part or all of their bond at move-out — and cleaning remains the most common reason for deductions (Consumer Affairs Victoria, 2024). A professional end of lease clean in Melbourne typically costs between $245 and $1,020, depending on the size of your property and whether carpet steam cleaning is included.
Here’s what Melbourne renters can expect to pay in 2026, based on publicly listed prices from multiple providers:
| Property Size | Without Carpet Cleaning | With Carpet Cleaning |
| Studio | $200–$300 | $280–$400 |
| 1 Bed / 1 Bath | $250–$380 | $340–$480 |
| 2 Bed / 1 Bath | $300–$450 | $400–$550 |
| 2 Bed / 2 Bath | $350–$520 | $450–$620 |
| 3 Bed / 2 Bath | $400–$600 | $530–$750 |
| 4 Bed / 2 Bath | $500–$800 | $650–$950 |
That’s a wide range. A 2-bedroom apartment can cost anywhere from $300 to $520 depending on who you hire. So what actually causes this $200+ gap?
Why Do End of Lease Cleaning Prices Vary So Much?
When you get three quotes and they’re all different, it’s not random. Each price reflects a combination of labour, scope, risk, and business model. Understanding these factors helps you compare quotes fairly — and avoid the trap of choosing the cheapest option only to fail your inspection.
Factors That Push Prices Higher
More bathrooms, not just bedrooms. A 3-bed with 1 bathroom is significantly cheaper than a 3-bed with 3 bathrooms. Why? Bathrooms take the longest to clean properly. Shower screens need descaling, grout needs scrubbing, and exhaust fans need degreasing. Each additional bathroom can add $60–$80 to your quote.
Property condition matters more than size. A well-maintained 3-bedroom house can be faster to clean than a neglected studio. Heavy grease buildup in the oven, mould in the bathroom, nicotine-stained walls — these all require specialist products, extra labour, and sometimes multiple passes. If you haven’t kept up with regular cleaning during your tenancy, expect the quote to reflect that.
Pets add hidden costs. Hair embedded in carpets, scratches on skirting boards, and odour in soft furnishings all need attention. Pet hair removal typically adds $25–$50 per room, and heavily soiled carpets may need pre-treatment before steam cleaning.
Seasonal demand drives surcharges. November through February is peak moving season in Melbourne — university leases end, and summer is when most people relocate. During these months, you’ll often pay 10–20% more, and availability shrinks. Booking in March to September gives you more flexibility and sometimes better rates.
Last-minute bookings cost more. Same-day or next-day jobs carry surcharges because cleaners need to rearrange their schedules. Booking 1–2 weeks ahead avoids this entirely.
Factors That Keep Prices Lower
Regular cleaning during your tenancy. If you’ve maintained the property well, there’s less deep-cleaning work required. A regularly cleaned oven takes 20 minutes; a neglected one takes over an hour. This directly affects your quote.
Bundling services. Booking carpet steam cleaning together with your end of lease clean is almost always cheaper than hiring two separate companies. Most providers offer package pricing that saves $50–$100 compared to standalone bookings.
Fewer add-ons. No blinds, no balcony, no wall marks, no pet hair? Your quote drops noticeably. The base price covers standard cleaning — everything else is extra.
Transparent pricing models. Companies that publish fixed prices per bedroom/bathroom combination tend to be more competitive than those who only offer “quote on inspection.” Fixed pricing forces businesses to keep their rates competitive because customers can easily compare.
Melbourne’s Top 10 End of Lease Cleaners — How Do They Compare?
We looked at 10 of Melbourne’s highest-rated end of lease cleaning providers based on their Google Business profiles. Here’s how they stack up on ratings, review volume, and pricing transparency.
| Company | Google Rating | Reviews | Bond-Back Guarantee | Pricing Model |
| Call The Cleaners | 5.0 ⭐ | 750+ | Yes (72-hr) | Fixed per room |
| Yes (72-hr) | Fixed per room | |||
| Commit2Clean | 4.9 ⭐ | 270+ | Yes (100%) | Quote-based |
| Maid to Clean | 4.8 ⭐ | 1,400+ | Yes (7-day) | Fixed per room |
| Melbourne Vacate & Carpet | 4.8 ⭐ | 340+ | Yes | Quote-based |
| Maid2Match | 4.5 ⭐ | 500+ | Yes (72-hr) | Quote-based |
| The Local Guys | 4.5 ⭐ | 360+ | Yes | Fixed per room |
| Fantastic Cleaners | 4.4 ⭐ | 1,524+ | Yes (72-hr) | Fixed per room |
| Jim’s Cleaning | 4.3 ⭐ | 526+ | Yes | Quote-based |
| Move Clean | 3.3 ⭐ | 127 | Yes (10-day) | Fixed per room |
Sources: Google Business profiles, company websites, and Trustindex/Birdeye/ProductReview aggregator data, March 2026.
What the Data Tells Us
A few patterns stand out when you look at the full picture.
Higher ratings don’t always mean higher prices. Some of the most expensive companies sit in the middle of the ratings table, while providers rated 4.8+ often publish competitive fixed pricing. Transparent pricing and strong service quality seem to go hand in hand.
Review volume signals experience. Companies with 300+ reviews have cleaned hundreds (often thousands) of properties. They’ve seen every type of property condition, know what agents look for, and have refined their process. That experience translates to fewer missed spots and fewer failed inspections.
Bond-back guarantees vary significantly. A 7-day guarantee means you’re covered if the agent flags issues at inspection. A 7-day or 10-day guarantee gives even more breathing room. But the guarantee is only as good as the company behind it — check reviews to see if they actually honour re-cleans without pushback.
Quote-based pricing isn’t inherently bad — but it does make comparison harder. If a company won’t give you a ballpark until they inspect, you can’t compare them against fixed-price competitors. For budgeting purposes, fixed-price providers give you more certainty upfront.
Price Comparison — What Does a 3-Bedroom Clean Actually Cost?
Let’s zoom into the most common property type: a 3-bedroom, 2-bathroom house without carpet cleaning. Here’s what you’d pay at five providers that publish fixed pricing:
| Provider | 3 Bed / 2 Bath Price | Google Rating | Bond Guarantee |
| Move Clean | $380 | 3.3 stars | 10-day |
| Fantastic Cleaners | $440 | 4.4 stars | 72-hr |
| O2O Cleaning | $490 | 4.9 stars (425 reviews) | 7-day |
| Call The Cleaners | $495 | 5.0 stars | 72-hr |
| Maid to Clean | $500+ | 4.8 stars | 7-day |
The cheapest option saves you $80 — but carries a 3.3-star rating and 127 reviews. The most expensive has a perfect 5.0 rating. Somewhere in the middle, you’re looking at strong ratings with competitive pricing. The question isn’t just “what’s cheapest?” but “what gives me the best chance of getting my full bond back?”
3-Bed / 2-Bath End of Lease Clean — Price vs Rating
Without carpet steam cleaning, March 2026
Source: company websites and Google Business profiles, March 2026
What Should a Good End of Lease Clean Include?
Before comparing prices, make sure you’re comparing the same scope of work. Some companies quote low but exclude areas that agents commonly inspect — meaning you’ll either pay extra or risk failing. According to Tenants Victoria, the property must be returned in a “reasonably clean” condition — free from marks, dirt, cobwebs, stains, and dust.
A comprehensive end of lease clean should cover:
- Kitchen: Oven interior and racks, rangehood and filters, stovetop, splashback, inside all cupboards, sink and taps, dishwasher interior
- Bathrooms: Shower screen and tiles descaled, grout cleaned, toilet sanitised, mirrors, exhaust fans, cabinets
- Bedrooms: Wardrobe interiors (shelves, rails, tracks), light fittings, skirting boards, door frames
- Living areas: Window sills and tracks, power points and light switches, ceiling fans, floors vacuumed and mopped
- Laundry: Tub, taps, inside dryer lint filter, behind washing machine (if accessible)
When comparing quotes, ask specifically: “Does your price include the oven deep clean and inside all cupboards?” These are the two most commonly excluded items in budget quotes — and the two areas agents check first.
For a detailed room-by-room breakdown, see our end of lease cleaning checklist.
Is Carpet Steam Cleaning Required by Law?
This is one of the most misunderstood parts of end of lease cleaning in Victoria. Under the Residential Tenancies Act 1997 (s27C), your landlord can only require professional carpet cleaning if both of these conditions are met:
- It’s explicitly written in your lease agreement
- The carpets were professionally cleaned before you moved in
If either condition isn’t met, you only need to return carpets in a “reasonably clean” state — vacuumed and free of obvious stains.
That said, most Melbourne leases do include a carpet cleaning clause. When it’s required, here’s what it adds to your total:
| Carpeted Rooms | Add-On Cost (Typical Range) |
|---|---|
| 1–2 rooms | $85–$130 |
| 3–4 rooms | $130–$190 |
| 5+ rooms | $190–$250 |
Bundling carpet cleaning with your end of lease clean is almost always cheaper than hiring a separate carpet cleaner. Most providers offer a combined rate that saves $50–$100. For more detail, read our guide to end of lease carpet cleaning in Melbourne.
How to Read an End of Lease Cleaning Quote Properly
Two quotes for the same property can differ by $250 and both be honest — they are simply scoped differently. Four checks separate a real quote from a headline number.
1. Fixed price or hourly?
An hourly rate transfers all the risk to you: if the oven takes three hours, you pay for three hours. A fixed price per property means the quote you accept is the amount you pay. Ask which model you are being quoted before you compare anything else.
2. Ask what is excluded, not what is included
Inclusion lists are marketing. Exclusion lists are the truth. Walls, windows, blinds, balconies, garages, carpet steam cleaning and heavy mould are the usual carve-outs. Get them in writing so a $320 quote does not become $520 on the day.
3. Confirm the re-clean window
A “bond back guarantee” is only as good as its window. Some providers give 24 or 72 hours, which can expire before the agent even completes the inspection. O2OCleaning uses a 7-day re-clean window so the guarantee still exists when the inspection report lands.
4. Match the quote to your entry condition report
You are obliged to return the property in the condition recorded at move-in, allowing for fair wear and tear — not to showroom standard. Read your entry condition report first, then scope the clean against it. Paying to fix pre-existing damage is money you never needed to spend.
Spotting hidden charges before they appear
The charges that surprise people are almost always the same handful: a call-out or travel fee, a surcharge for a property left furnished, an “excessive condition” loading applied on arrival, and parking. Ask whether any of these can be added after the quote, and whether the team will confirm with you before proceeding. Keep the written quote, the invoice and your own photos — if a bond dispute reaches the Residential Tenancies Bond Authority or VCAT, documentation is what settles it.
How to Choose the Right Cleaner — 5 Things to Check
Price matters — but it’s not the only factor. A $50 saving means nothing if you fail the inspection and have to pay for a second clean. Here’s what experienced Melbourne renters check before booking.
1. Bond-back guarantee terms
Does the company offer a written guarantee? How long does it last — 24 hours, 7 days? And more importantly, will they actually come back? Check recent Google reviews for mentions of “re-clean” or “came back” to see if the guarantee is real or just marketing.
2. Google rating AND review volume
A 5.0 rating from 15 reviews tells you less than a 4.9 rating from 424+ reviews. Look for companies with at least 200+ Google reviews and a rating above 4.5. High volume means consistency — they’ve maintained quality across hundreds of different properties and customers.
3. What’s included vs what’s extra
Ask for an itemised scope of work. Does the base price include oven deep clean, inside cupboards, window tracks, and rangehood? Or are these “extras” that inflate the final bill? The cheapest quote often becomes the most expensive once add-ons are factored in.
4. Pricing transparency
Companies that publish fixed prices on their website are easier to compare and generally offer better value. “Call for a quote” can work, but it makes comparison shopping harder and sometimes leads to higher prices based on your suburb or perceived willingness to pay.
5. Insurance and ABN
Make sure the company has public liability insurance and a valid ABN. If something is damaged during the clean, you want to know you’re covered. Legitimate businesses will share this information without hesitation.
Should You DIY or Hire a Professional?
For studios and small apartments with short tenancies, a thorough DIY clean can work — especially if you’ve maintained the property well. But for larger properties or long tenancies, the maths often favours hiring a professional.
| DIY Clean | Professional Clean | |
|---|---|---|
| Cost | $40–$100 (supplies + equipment hire) | $245–$1,020 (all-inclusive) |
| Time required | 8–14 hours (one person) | 3–5 hours (team of 2–3) |
| Bond-back guarantee | No | Yes (most providers) |
| Carpet steam cleaning | Hire equipment: $60–$100/day | Included in package |
| Inspection failure risk | Higher — agents check spots most renters miss | Lower — professionals know the checklist |
If you do choose to DIY, our step-by-step cleaning checklist covers exactly what agents look for in each room. Pay special attention to the oven, shower screens, and window tracks — these are the top three areas where DIY cleans fall short.
What Actually Happens to Victorian Bonds — The Real Numbers
Most price guides never tell you what is actually at stake. The Residential Tenancies Bond Authority (RTBA) Annual Report 2024–25 held 736,352 active bonds worth $1.545 billion as at 30 June 2025. Of the 249,891 bond repayments processed that year, 65% went back to the renter in full, 25% were split between renter and rental provider, and 10% were paid in full to the rental provider.
In plain terms: roughly one in three Victorian bonds does not come back whole. Cleaning is not the only reason a bond gets clipped, but it is the most avoidable one — and it is the reason you can fix for a few hundred dollars.
The Bond-Protection Maths
Bond in Victoria is normally capped at one month’s rent. Using the Victorian Rental Report median, a typical Melbourne bond sits near $2,320. Put a $490 three-bedroom clean against that and the ratio is roughly 5:1 — you are risking one dollar of cleaning cost to protect five dollars of bond.
| Your situation | Sensible call |
|---|---|
| Carpeted property, agent requires receipts | Professional clean + carpet steam — the receipt is the evidence |
| Bond well above the clean price (most cases) | Professional clean — the maths favours it heavily |
| Small, near-new, hard-floor studio you kept spotless | DIY is defensible if you photograph everything |
| You are time-poor or moving interstate | Professional clean — time is the hidden cost |
The hidden cost people forget is time. The Real Estate Institute of Victoria estimates a thorough vacate clean involves more than 200 individual tasks across a typical three-bedroom home. Two people losing a full weekend to that, in the middle of a move, is rarely the cheaper option.
Protect Your Bond — What the Data Says
The RTBA’s latest data shows 64% of Victorian bonds are returned in full, 26% are split between tenant and landlord, and 10% go entirely to the landlord (REIV, 2024). To land in that 64%, here’s what works:
- Photograph every room after cleaning — timestamped photos of the oven interior, behind toilets, window tracks, and under sinks. These are your evidence if a dispute arises.
- Compare against your condition report — you’re only responsible for damage beyond fair wear and tear. Faded paint, worn carpet, and minor scuffs are normal ageing, not damage.
- Book your clean 1–2 weeks before lease end — this leaves time for a re-clean if the agent flags anything. During peak season (Nov–Feb), book 3–4 weeks ahead.
- Keep your cleaning receipt — a professional invoice is evidence at VCAT that you took reasonable steps to clean the property.
If your landlord has made a bond claim you disagree with, read our guides on avoiding bond disputes and defending your bond claim at VCAT. You can also contact Tenants Victoria or Victoria Legal Aid for free advice.
Sharehouses, Suburbs and the Things That Move Your Quote
Splitting the cost with housemates
In a sharehouse the bond is usually lodged jointly, so the cleaning bill is a shared liability whether or not everyone agrees. Two approaches work in practice: split the fixed price evenly per person, or split it per bedroom and share the common areas. Agree it in writing before the clean is booked, and have one person pay and hold the invoice — that invoice is what you present if the bond is contested.
If a housemate refuses to contribute, book and pay anyway and keep the receipt. Losing part of a $2,320 bond over an unpaid $80 share is the worse outcome, and a documented payment protects your position in a dispute.
Does your suburb change the price?
With fixed per-property pricing, the suburb itself does not change the fee — a three-bedroom house is the same price in Frankston as in Hawthorn. What genuinely varies is the property stock. Inner-city apartments bring high-rise access, shared bins and body-corporate handover rules. Period homes in the eastern suburbs bring ornate cornices, sash windows and original floorboards. Outer-suburb family homes bring more floor area and often more carpet. Those factors show up as room counts and add-ons in the quote, not as a suburb surcharge.
Why a move-out clean costs more than a regular clean
A regular house clean maintains a lived-in home: surfaces, floors, bathrooms, kitchen. A move-out clean is measured against an inspection checklist, so it adds the items nobody touches during a tenancy — oven interior and racks, rangehood filters, window and sliding-door tracks, skirting boards, inside cupboards and wardrobes, and marks on walls. That is why the same property costs more to vacate-clean than to maintain, and why the two are not interchangeable when an agent is holding your bond.
Frequently Asked Questions
How much does end of lease cleaning cost for a 2-bedroom apartment in Melbourne?
A 2-bedroom, 1-bathroom apartment costs $300–$450 without carpet cleaning in Melbourne, or $400–$550 with carpet steam cleaning included. The exact price depends on the provider, property condition, and add-ons like wall washing or blinds. Companies with published fixed pricing typically charge $345–$420 for this property size.
Is carpet steam cleaning mandatory at end of lease in Victoria?
Only if your lease specifically requires professional carpet cleaning AND the carpets were professionally cleaned before your tenancy. Under section 27C of the Residential Tenancies Act 1997, both conditions must be met. If they aren’t, returning carpets vacuumed and stain-free is sufficient.
What happens if I fail the end of lease inspection?
Most reputable cleaning companies offer a bond-back guarantee — typically 7 days. If the agent flags issues, the company returns to re-clean at no extra charge. Without a guarantee, you’d need to pay for a second clean or risk bond deductions. The RTBA reports that 36% of Victorian tenants lose some bond money, so a guarantee is worth having.
When should I book my end of lease clean?
Book 1–2 weeks before your lease end date so there’s time for a re-clean if needed. During peak season (November–February), book 3–4 weeks ahead as availability is limited. Most companies let you book online and choose your preferred date and time.
Why is one quote $300 and another $550 for the same property?
The difference usually comes down to scope (what’s included vs extra), labour time (team size and experience), guarantee terms, and business overheads. Budget quotes may exclude oven deep cleans, inside cupboards, or window tracks — items that agents always inspect. It’s worth asking for an itemised breakdown before choosing the lowest price.
Ready to Get Your Bond Back?
End of lease cleaning is one of those costs that’s easy to overthink. The reality is: choose a provider with strong reviews, a clear guarantee, and transparent pricing — and you’ll almost certainly get your full bond back.
If you’d like to see exactly what we include and what we charge, visit our pricing page or book online in minutes. We cover all Melbourne suburbs — from South Yarra and Brunswick to Glen Waverley and Frankston.
For more helpful guides, explore our End of lease cleaning checklist, or our guide to bond cleaning costs.
Also useful: our vacate cleaning service page and bond cleaning Melbourne page — both with fixed pricing and online booking.
For more help in the same end of lease cleaning topic, see Best End of lease cleaning in Melbourne 2025.
