How to calculate transfer duty

Transfer (stamp) duty on most dutiable transactions involving land is calculated by applying the transfer duty rate to the dutiable value of the property.

Various factors can reduce or increase your transfer duty, such as when:

• only a part of a property is transferred (e.g. 50%)
• a home concession applies to the transaction, but includes land not for residential purposes
• several people acquire an interest in property, and some pay the concessional rate of duty while others pay the full rate (mixed and multiple claims)
• multiple transactions are part of the same arrangement, which can be assessed as if they were 1 transaction
• an exemption applies, which could result in you paying no duty at all.

To calculate duty, use the:

• transfer duty estimator to get an idea of how much duty you may have to pay
• transfer duty calculator for complex calculations
• duty rates for manual calculations.

There are no additional concessions or exemptions for seniors card or pensioner concession card holders.

Additional duty of 8% applies to acquisitions of residential land by foreign persons (including companies and trusts). Find out more about the additional foreign acquirer duty.

Dutiable value

Before you can calculate how much duty you have to pay for a transaction you’ve entered into, you have to determine its dutiable value.

When you buy land in Queensland, the dutiable value is usually either the unencumbered value of the property (usually the market value) or the amount you agree to pay (your consideration) for the transaction—whichever is higher.

This means that even if you pay no money for a transaction (e.g. a family member transfers property to you as a gift), the property being transferred still has a dutiable value. Read the public ruling on residential land valuations (DA505.1) to learn about determining the value of land when no money is being paid for the transfer.

In cases involving transfers of easements or leases, the unencumbered value of the property can be very low. Although no duty is payable on the transfer of property valued at less than $5,000, these transfers still need to be assessed and stamped.

The following table outlines dutiable values for particular dutiable transactions. (See a full definition in section 11 of the Duties Act 2001).

Dutiable transaction type	Dutiable value
Any dutiable transaction not mentioned below (e.g. transfers, agreements to transfer)	Either the consideration Consideration Transfer duty Generally, the Australian dollar value paid for property in property transfers. Consideration includes monetary and non-monetary payments, such as assumption of liabilities. See section 12 of the Duties Act 2001 for a full definition. for the dutiable transaction or the unencumbered value Unencumbered value Transfer duty The value of the property being transferred disregarding any encumbrance; for example, money owed under a mortgage. See section 14 of the Duties Act 2001 for a full definition. of the dutiable property if any of the following apply: there is no consideration for the transaction the consideration can’t be determined when transfer duty liability arises the unencumbered value is greater than the consideration for the transaction
Surrender of a lease of land in Queensland	The total of any premium, fine or other consideration payable
Acquisition of a new right that is a lease of land in Queensland	The total of any of these amounts payable for the lease: premiums, fines or other consideration payable for the grant of the lease consideration paid for, or the value of, any moveable chattels taken over by the lessee from the lessor or outgoing lessee if a business is to be conducted on the leased premises and an amount in excess of what would be rent if a business was not conducted is charged for the lease—the excess amount