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Learn how stamp duty works in Australia’s residential property market in 2025. Discover key rates, exemptions, first-home buyer concessions, and strategies to save thousands.

Stamp Duty Valuation

When you buy property in Australia, stamp duty is typically calculated on the contract price. But when the transaction isn't a standard open-market sale, state revenue offices require an independent valuation to determine the property's true market value. That's where a stamp duty valuation comes in.

At Alliance Australia Property, our certified valuers provide stamp duty valuation reports that meet the requirements of every state and territory revenue office. Whether you're transferring property to a family member, moving assets into a trust, or settling an estate, you get an accurate, defensible valuation that ensures you pay the correct amount of duty. Not a dollar more.

What Is a Stamp Duty Valuation?

A stamp duty valuation is a formal assessment of a property's market value, conducted by a qualified valuer for the purpose of calculating transfer duty. Stamp duty (now commonly called transfer duty) is a state government tax charged when property changes hands.

Here's how it works in practice. For standard purchases through a real estate agent, the contract price is usually accepted as the dutiable value. But when the sale price might not reflect true market value, state revenue offices require an independent valuation. The duty you pay is then based on the valuation figure, ensuring the correct amount is collected regardless of the stated purchase price.

When Do You Need a Stamp Duty Valuation?

State revenue offices require an independent valuation in several circumstances:

Related party transfers – Property sold or gifted between family members, friends, or associated persons. Even if money changes hands, the relationship means the transaction isn't considered arm's length. This is the most common reason we see.

Transfers into trusts or SMSFs – Property moving into a superannuation fund, family trust, or other legal entity requires a valuation to establish market value. This also applies when property moves between trusts. If you hold property in an SMSF, you'll need regular valuations for compliance.

Gifts of property – When property is transferred with no money exchanged, duty is still payable based on market value. People are often surprised by this one.

Sales without an agent – Private sales that didn't involve a licensed real estate agent may require a valuation to verify the stated price reflects market value.

Discounted sales – If you purchase property below market value from someone you know, the revenue office will assess duty on the higher market value figure.

Stamp Duty Requirements by State and Territory

Each Australian state and territory sets its own transfer duty rates, thresholds, and payment deadlines. The rules around when a valuation is required are broadly similar, but the rates vary significantly. It pays to know what applies in your state.

New South Wales

Revenue NSW requires payment within three months of signing the contract. For related party transfers or transactions without a real estate agent, the property must be valued by a suitably qualified person. Premium duty rates apply for residential properties over $3.72 million.

NSW Transfer Duty Rates (from 1 July 2025)

Property Value	Transfer Duty Rate
$0 to $17,000	$1.25 for every $100 (minimum $20)
$17,000 to $37,000	$212 plus $1.50 for every $100 over $17,000
$37,000 to $99,000	$512 plus $1.75 for every $100 over $37,000
$99,000 to $372,000	$1,597 plus $3.50 for every $100 over $99,000
$372,000 to $1,240,000	$11,152 plus $4.50 for every $100 over $372,000
Over $1,240,000	$50,212 plus $5.50 for every $100 over $1,240,000

Victoria

The State Revenue Office Victoria requires payment within 30 days of settlement. That's a tighter deadline than most other states. Rates differ for principal place of residence purchases versus investment properties. General rates range from 1.4% for properties up to $25,000, increasing to 6.5% for properties over $2 million. First home buyers may be eligible for exemptions on properties up to $600,000.

Queensland

The Queensland Revenue Office requires payment within 30 days of settlement. From 1 May 2025, eligible first home buyers purchasing new homes receive a full duty exemption regardless of value. That's a significant change. Standard rates apply to investment and commercial properties, starting at $1.50 per $100 for values between $5,000 and $75,000, up to $5.75 per $100 for values over $1 million.

Western Australia

The Department of Treasury and Finance requires payment within two months of settlement. General rates start at $1.90 per $100 for properties up to $120,000, rising to $5.15 per $100 for properties over $725,000. First home owners may qualify for reduced rates or exemptions on properties up to $500,000.

South Australia

RevenueSA abolished stamp duty on commercial property transfers from 1 July 2018, but duty still applies to residential and primary production land. Rates range from $1 per $100 for properties up to $12,000, increasing to $5.50 per $100 for properties over $500,000.

Tasmania

The State Revenue Office Tasmania requires payment within three months of settlement. First home buyers purchasing established homes under $750,000 may qualify for a full exemption until June 2026. Standard rates apply on a sliding scale based on property value.

Australian Capital Territory

ACT Revenue requires payment within 14 days of title registration. The ACT offers reduced rates for owner-occupiers and significant concessions through the Home Buyer Concession Scheme for properties under $1.02 million. From July 2025, commercial properties under $2 million pay no duty at all.

Northern Territory

The Territory Revenue Office requires payment within 60 days of signing the contract. The NT uses a formula-based calculation for properties under $525,000, with a flat 4.95% rate applying to properties between $525,000 and $3 million. Worth noting: there are no first home buyer stamp duty concessions in the NT.

What's Included in a Stamp Duty Valuation Report?

A stamp duty valuation report provides state revenue offices with the information they need to assess duty correctly. Here's what our reports include:

Report Component	What It Covers
Property Details	Address, title reference, property type, and land area
Inspection Findings	Condition, features, improvements, and any issues affecting value
Comparable Sales	Recent sales of similar properties in the area
Market Value Assessment	The valuer's opinion of market value at the date of transfer
Valuation Methodology	Explanation of the approach used to determine value
Valuer Credentials	Name, qualifications, and Australian Property Institute membership

Our reports comply with Revenue NSW, SRO Victoria, and all other state revenue office requirements.

How Much Does a Stamp Duty Valuation Cost?

Stamp duty valuations typically cost between $300 and $600 for standard residential properties. Commercial properties or complex holdings may attract higher fees depending on the level of analysis required.

The reality is, the cost of a professional valuation is minor compared to the potential consequences of an inaccurate assessment. An inflated valuation means you pay more duty than necessary. An undervalued property could trigger a reassessment and penalties from the revenue office. Neither outcome is ideal.

Why Choose a Certified Property Valuer?

State revenue offices require stamp duty valuations from a "suitably qualified person." Our valuers are Certified Practising Valuers with the Australian Property Institute (API), and our reports are accepted by revenue authorities across Australia.

An accurate valuation protects you from overpaying duty while keeping you compliant with state requirements. When you work with Alliance Australia Property, you get independent, unbiased assessments backed by local market expertise and professional credentials. No guesswork. No inflated figures.

FAQs About Stamp Duty Valuation

What is a stamp duty valuation?

A stamp duty valuation is a professional assessment of a property's market value, used by state revenue offices to calculate the transfer duty payable on property transactions that don't involve a standard open-market sale.

When do I need a valuation instead of using the contract price?

You'll need a valuation when transferring property between related parties, moving property into a trust or SMSF, gifting property, or completing a private sale without a real estate agent. If there's any question about whether the sale price reflects market value, a valuation is usually required.

How long does a stamp duty valuation take?

Most stamp duty valuations are completed within two to five business days after the property inspection. Urgent requests can often be accommodated if you're working to a tight deadline.

Can I use any valuer for stamp duty purposes?

State revenue offices require valuations from suitably qualified professionals. Using a Certified Practising Valuer with API membership makes sure your report meets all requirements and won't be questioned.

What if my valuation is lower than expected?

A lower valuation means less duty to pay. Our valuers provide honest, evidence-based assessments that reflect true market value at the date of transfer. We don't inflate figures.

Do I need a valuation for transferring property to a family member?

Yes. Transfers between family members are considered related party transactions, and state revenue offices require an independent valuation regardless of whether money changes hands. This catches a lot of families off guard.

How is stamp duty different from land tax?

Stamp duty is a one-off tax paid when property is transferred. Land tax is an annual tax on the value of land you own, typically applying to investment properties rather than your principal residence. Different beasts entirely.

How do I arrange a stamp duty valuation?

Contact Alliance Australia Property for a quote. We'll arrange a property inspection, conduct our market research, and deliver your valuation report directly to you and your solicitor or conveyancer.