Updated 11 October 2026
A stamp duty valuation is an independent assessment of a property's market value at the date of a transfer. State and territory revenue offices ask for one when the price on the transfer does not show what the property is worth, which covers most transfers between family members. One report dated to the transfer can serve the revenue office and the ATO.
At a glance
Duty on a transfer of land is normally worked out on the price. Where the price is not a reliable guide to value, the revenue office assesses duty on market value and asks for evidence of it. The situations that trigger the request are much the same across the country:
Each office publishes its own rules on what it will accept. The table below sets out the main points, and the published document for each state is listed under Sources.
| State and office | Evidence of value it asks for | How recent |
|---|---|---|
| New South Wales Revenue NSW | A comprehensive valuation by a suitably qualified person, or a recent arm's length sale of the same property. A brief market appraisal is not accepted. | Generally within three months of the transfer. Land up to twelve months with a statutory declaration. |
| Victoria State Revenue Office | An agent's letter of appraisal with the rates notice, a valuation from a valuer holding the accreditation the SRO names, or a lender's appraisal obtained for security. | Within six months of the transfer, or of the contract where there is one. |
| Queensland Queensland Revenue Office | A valuation from a registered valuer, or from a competent, independent real estate agent who supports the figure with at least three recent comparable sales. | Generally within three months of the transfer being signed. |
| Western Australia RevenueWA | A duties valuation form, an electronic valuation request through Revenue Online, or a qualified valuer's report as described in Commissioner's Practice TAA 23. | Any valuation or appraisal obtained within three months of the transaction must also be lodged. |
| South Australia RevenueSA | A valuation from a suitably qualified valuer, or the current Valuer-General's value for the parcel. A valuation below the Valuer-General's figure goes to the Commissioner for assessment. | Use a report dated to the transfer. |
| ACT ACT Revenue Office | A full valuation report from an accredited valuer, or for land with a dwelling an agreement for sale showing a recent arm's length transaction. Vacant land needs a full valuation report. | Within three months of the duty liability, valued at the date the transfer was first executed. |
| Tasmania State Revenue Office of Tasmania | A valuation from a valuer the SRO regards as competent. A price of at least 85 per cent of the Adjusted Government Valuation is generally treated as adequate without further evidence. | Valuation within three months of the agreement. A recent open market sale within six months. |
| Northern Territory Territory Revenue Office | Evidence of value with the lodgement documents. The Commissioner may require a written valuation. | No fixed window is published. Use a report dated to the transfer. |
Each city page sets out its state's rules in more detail:
Stamp duty is a state tax and capital gains tax is a federal one, but on a family transfer both turn on the same number. The revenue office assesses duty on market value. The ATO, under the market value substitution rule, treats the person transferring the property as having sold it at market value whatever the family agreed. Our related party transfer valuation page covers the CGT side.
A revenue office is not bound by a figure prepared only for CGT. A report that is dated to the transfer and states both purposes gives the conveyancer what the duty lodgement needs and gives both parties' accountants the figure for the tax returns.
Victoria shows why the valuation matters even where the state asks for less. The State Revenue Office accepts an agent's letter of appraisal for duty. The ATO does not treat an appraisal as evidence of market value, so a family that relies on the letter has nothing to support the CGT position when the parent's return reports the transfer, or when the child sells years later and has to prove the cost base. If you are gifting property to children, settle the value once and use it for both.
An independent valuation dated to the transfer, prepared and signed by a Chartered Accountant and Certified Property Valuer. Residential $297, commercial $595, AUD inc. GST, delivered in 24 to 48 hours.
Start your orderHow it worksThe recency windows are where family transfers most often stall. A family obtains a figure when it first discusses the transfer and signs six months later, by which point a three-month office treats the evidence as stale.
A valuation dated to the transfer date itself avoids the problem in every state. Where the transfer has already happened, a retrospective property valuation establishes the value at that earlier date.
Warning
Check who may prepare the valuation in your stateEach revenue office describes who may prepare the valuation in its own terms, and some name a licence, registration or accreditation. Confirm with your conveyancer or solicitor that the valuer's qualification matches your state's requirement before you rely on a report for duty.
Solicitors and conveyancers acting on a family transfer can order on a client's behalf. See valuations for solicitors.
| Report | Fee (AUD inc. GST) | Turnaround |
|---|---|---|
| Residential, current or past transfer date | $297 | 24 to 48 hours |
| Commercial, current or past transfer date | $595 | 24 to 48 hours |
Rural holdings and specialised commercial assets are quoted individually before any work starts.
In most cases, yes. Every state and territory revenue office assesses duty on market value where the parties are related or the price is nil or nominal, and each asks for evidence of that value. What it accepts as evidence differs by state, so check the requirement with your conveyancer before the transfer is signed.
Yes, where the report is dated to the transfer and states both purposes. The revenue office assesses duty on market value, and the ATO substitutes the same market value for the price under the market value substitution rule. A revenue office is not bound by a figure prepared only for CGT.
It depends on the state. Revenue NSW, the Queensland Revenue Office, the ACT Revenue Office and the State Revenue Office of Tasmania generally work to three months, and Victoria allows six. The safest evidence in every state is a valuation dated to the transfer date itself.
In some states. Victoria accepts an agent's letter of appraisal with the rates notice, and Queensland accepts a figure from an independent agent who supplies at least three comparable sales. Revenue NSW does not accept a brief appraisal. The ATO does not treat an appraisal as evidence of market value, so the CGT side still needs a valuation.
Our reports cost $297 for residential property and $595 for commercial property, in AUD including GST, delivered in 24 to 48 hours. The fee is the same whether the transfer date is current or in the past.
