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General information

Duties Online makes it easy for customers or their representatives to electronically lodge all land transfers, declarations of trust, and refund applications.

Regular professional lodgers within the property conveyancing industry should apply to become a Duties Online registered user.

Members of the public who are not using a Duties Online registered user (usually a solicitor or conveyancer) and are lodging as an individual, can lodge electronically after a simple registration process. You can read more information about public lodgement on our frequently asked questions page.

  1. Identify the lodgement category and supporting documents

    If you are lodging as an individual, you must first identify the lodgement category relevant to your circumstances. This will enable you to prepare the supporting documents, as electronic copies, that you need to submit with your lodgement.

    As part of the lodgement process, you will also complete a Digital Duties Form for all categories except duty refunds, declaration of trusts, and other transactions not listed.

    1. Transfer between spouses/domestic partners

    This is a transfer between persons who are married to each other or who are domestic partners where no other person is entitled to take an interest in the property under the transfer. The transferee(s) and transferor(s) must be natural persons (not a company or trust). We also have a guide for spouse or domestic partner property transfers.

    You must provide: 

    • Transfer of land document.
    • A court order or a binding financial agreement, if applicable.

    2. Gift between related parties

    You must provide: 

    • Transfer of land document.
    • Valuation as at the date of the transfer.
    • Notice of acquisition.

    3. Transfer between related parties without concessions

    You must provide: 

    • Covering letter.
    • Transfer of land document.
    • Contract of sale (optional).
    • Valuation.
    • Notice of acquisition.

    4. Transfer between unrelated parties without concessions

    You must provide: 

    • Covering letter.
    • Transfer of land document.
    • Contract of sale.
    • Notice of acquisition.

    5. Transfer between related parties with concessions

    You must provide: 

    • Covering letter.
    • Transfer of land document.
    • Contract of sale, including special conditions excluding vendor’s section 32 statement.
    • Proof of payment of purchase price.
    • Valuation as at the date of contract and the date of transfer.
    • Notice of acquisition.

    6. Transfer between unrelated parties with concessions

    You must provide: 

    • Covering letter.
    • Transfer of land document.
    • Contract of sale, including special conditions excluding vendor’s section 32 statement.
    • Notice of acquisition.

    7. Family farm transfer to relatives

    No documents need to be provided in support of a family farm transfer to relatives.

    8. Change in the manner of holding from tenants in common in equal shares to joint proprietors or vice versa

    You must provide:

    • Transfer of land document.
    • Certificate of title.

    9. Deceased estate

    You must provide:

    • Covering letter (including date of birth and gender of life tenant).
    • Transfer of land document.
    • Contract of sale, including special conditions excluding vendor’s section 32 statement.
    • Will and probate/letter of administration.
    • Inventory and distribution statement.
    • Certificate of title.
    • Court order.

    10. Change of beneficial ownership in dutiable property where there is no written instrument

    Dutiable transactions causing a change of beneficial ownership that are not affected by a written instrument may include:

    • declaration of trust,
    • surrender,
    • vesting by court order or the Registrar of Titles,
    • enlargement of interest into fee simple,
    • change in partnership interest.

    You must provide:

    • A statement containing the following details:
      • Information on the dutiable property or properties - street address, volume/folio.
      • Interest obtained in the property or properties expressed as percentage or specified part.
      • The name and date of birth, or ACN or trust details if applicable, of the transferee/person who obtained the interest.
      • The date the interest was obtained.
      • The total interest in the property or properties now held by the transferee.
      • The person who held the interest immediately before the change of beneficial interest, if applicable.
      • The name and date of birth, or ACN if relevant, of the legal owner of the property or properties, i.e. the person registered on title.
      • Capacity or arrangement pursuant to which legal title is held, for example details, including name, of any partnership arrangement or trust.
    • Valuation of the property or properties as at the date the change occurred.
    • Agreement or contract of sale governing the arrangement, if any.
    • All relevant documents, as per the Evidentiary Requirements Manual, if you are seeking an exemption or concession.

    11. Land use entitlement

    You must provide:

    • Details of transferor and transferee.
    • Name, address and ABN/ACN of the relevant company/unit trust scheme.
    • Contract date and property details of the acquisition
    • The original share or unit transfer form.
    • Copy of the contract/s for the sale of the land use entitlement.
    • Any other relevant supporting evidence.

    A copy of the original share or unit transfer form can be lodged with the Digital Duties Form and must be accompanied by all supporting documents.

    12. Duty refund

    Provide a completed Duties Refund SmartForm along with documents that prove the applicant’s eligibility for a refund (refer to the form for specific instructions).

    13. Declaration of trust

    For a declaration of trust to be lodged for assessment with the State Revenue Office, it must not contain identified or dutiable property, and it must have been executed in Victoria. All deeds relating to the declaration of trust must have been signed and dated by all the relevant parties involved in the trust.

    You must provide an electronic copy of the original executed trust instrument - the Digital Duties Form is not required.

    14. Other transactions not listed above

    You must provide:

    • Transfer of land document (where applicable).
    • Other supporting documents for your particular transaction as outlined in the Evidentiary Requirements Manual.
  2. Start your lodgement

    If you are not already registered, you will first need to complete a quick and simple registration process, which needs to include a valid email address. Once approved, we will email you a reference ID to use for your public lodgement.

    Please ensure you scan all the supporting documents required and have them easily accessible on your device so they are ready for upload.

    Trusts and refunds

    Register for trusts

    Register for land transfers

    Land transfers

    Once you are registered, you can use your log in details to access the system and complete your Digital Duties Form.

    Once the Digital Duties Form has been reviewed and signed by all parties, you can resume your lodgement (see below) and lodge the form and supporting documents by selecting ‘Lodge’, which is located in the blue drop-down menu under ‘Actions’ on the far right of the ‘Your forms’ screen.

    Register for refunds

  3. Resume your lodgement

    To resume your lodgement and upload your supporting documents, please have your documents scanned and easily accessible on your device.

    When you resume your public lodgement, you will need the lodgement reference ID.

    Before submitting your lodgement:

    • Check the accuracy of the data you have provided and the documents you have uploaded.
    • Ensure you hold funds for paying duty.

    Once you have lodged, the ‘Your forms’ screen will display ‘Claimed’ under ‘Status’ on the far right of your screen. 

    Resume your lodgement

Next Steps

Once your lodgement is submitted, we will send you a confirmation email for your records.

Last modified: 23 February 2021
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