Dutiable Value

Plain-English definition. Dutiable value is the amount a state or territory revenue authority uses as the starting value when it assesses transfer duty. For an ordinary property transfer, it is generally the higher of the consideration given and the property's unencumbered market value. Special transactions can use different rules.

Consideration and market value. Consideration is not always just cash. Depending on the jurisdiction and transaction, it can include non-cash property, an assumed liability, a promise to pay or another benefit given to acquire the property. Unencumbered value means the property's value without subtracting a mortgage or other debt secured against it.

Worked example. A parent transfers land worth $700,000 to an adult child for $450,000. The transaction is not at arm's length, and the market value is higher than the amount paid. The dutiable value may therefore be $700,000, subject to the relevant jurisdiction's valuation, exemption and concession rules. The $250,000 discount does not automatically reduce the duty assessment.

For an arm's-length sale between unrelated parties, a revenue authority will commonly accept the contract price as market value. It can still require valuation evidence in specified circumstances. Gifts, related-party transfers, fractional interests, exchanges, off-the-plan contracts and transactions involving non-cash consideration need particular care.

Dutiable value is not taxable land value. Transfer duty is usually a transaction tax assessed when property changes hands. Land tax is an annual tax that uses a jurisdiction's statutory land valuation and aggregation rules. A property's dutiable value, council valuation, lender valuation and land-tax value can all differ because they serve different purposes.

Use the Stamp Duty Calculator with the best current value available for a general estimate, then check the relevant revenue authority or ask a solicitor or conveyancer to confirm the value, rate year, concession and evidence requirements. The calculator cannot decide the legal dutiable value of a transaction.

Sources. Revenue NSW: How to calculate transfer duty, updated 19 August 2026; State Revenue Office Victoria: Understanding the dutiable value of a property, updated 4 May 2026; Queensland Revenue Office: How to calculate transfer duty, updated 31 July 2026; and RevenueWA: About transfer duty, updated 2 June 2026. Sources checked 31 August 2026.

This entry provides general information only. It is not legal advice, tax advice, a valuation, an official duty assessment or a concession decision. Rules vary by jurisdiction and transaction.

Last updated: 31 August 2026.