Free Tool · Australian Capital Territory
ACT Stamp Duty Calculator
Calculate Australian Capital Territory conveyance duty for owner-occupiers, investors, and first home buyers using current ACT Revenue Office rates.
Calculate Australian Capital Territory conveyance duty for owner-occupiers, investors, and first home buyers using current ACT Revenue Office rates.
Last reviewed 12 July 2026 · rates and thresholds verified against official FY2026-27 sources.
ACT conveyance duty is administered by the ACT Revenue Office under the Duties Act 1999. Rates step up across six brackets, from 0.28% on the first $260,000 to 6.4% on the portion between $1,000,000 and $1,455,000; above $1,455,000 duty is a flat 4.54% of the entire dutiable value. The ACT has been progressively reducing residential conveyance duty rates as part of a stamp duty / general rates trade-off — duty rates today are materially lower than they were a decade ago.
ACT uses the following bracket structure for the standard duty rate:
| Dutiable value | Standard rate |
|---|---|
| $0 – $260,000 | $0.28 per $100 (0.28%) |
| $260,001 – $300,000 | $728 + $2.20 per $100 over $260,000 |
| $300,001 – $500,000 | $1,608 + $3.40 per $100 over $300,000 |
| $500,001 – $750,000 | $8,408 + $4.32 per $100 over $500,000 |
| $750,001 – $1,000,000 | $19,208 + $5.90 per $100 over $750,000 |
| $1,000,001 – $1,455,000 | $33,958 + $6.40 per $100 over $1,000,000 |
| Above $1,455,000 | $4.54 per $100 flat on the entire dutiable value |
The ACT Home Buyer Concession Scheme covers all eligible owner-occupiers — not just first home buyers — and from 1 July 2026 has no income test and no property value limit, making the ACT effectively a "no stamp duty" jurisdiction for eligible owner-occupier purchases at any price. Investors pay the standard conveyance duty rates with no concession. The ACT is also progressively phasing out residential conveyance duty under a long-running stamp duty reform; rates have been reduced annually for over a decade.
The ACT operates the Home Buyer Concession Scheme (HBCS), which provides full duty exemption for eligible buyers (not just first home buyers). From 1 July 2026 the scheme has no income test and no property value limit — the former ~$1,020,000 property cap, ~$250,000 household income test, and maximum concession amount were all abolished. To qualify you must not have owned property in the previous five years, and you must live in the home for at least one year. This makes the ACT the most generous jurisdiction for owner-occupier duty relief in Australia: eligible buyers pay $0 conveyance duty at any purchase price.
For full eligibility details and to apply, see ACT Revenue Office: Home Buyer Concession Scheme (HBCS).
When a foreign person acquires residential property in Australian Capital Territory, the 0.75% per quarter foreign owner land tax surcharge applies in addition to the standard conveyance duty. The surcharge is collected by ACT Revenue Office at the same time as the standard duty. Australian citizens and permanent residents are not foreign persons for the purposes of this surcharge.
| Scenario | Investor | Owner-occupier | First home buyer |
|---|---|---|---|
| $800,000 property | $22,158 | $22,158 | $0 (HBCS exemption) |
| $1,050,000 property | $37,158 | $37,158 | $0 (HBCS exemption — no value limit) |
| $1,200,000 property | $46,758 | $46,758 | $0 (HBCS exemption — no value limit) |
Estimates use ACT Revenue Office 2026–27 conveyance duty rates. Always confirm the exact figure with your solicitor or conveyancer before settlement — these calculations do not account for off-the-plan concessions, pensioner concessions, or other state-specific reliefs that may apply to your situation.
Need to calculate stamp duty for another state? Use our all-states stamp duty calculator, which covers NSW, VIC, QLD, SA, WA, TAS, ACT, and NT in a single tool. Each state has different rates, thresholds, and concessions — Australian Capital Territory is the most generous for owner-occupier duty relief via the HBCS.
ACT conveyance duty is charged by the ACT Revenue Office on the dutiable value of any property purchase. Rates step up across multiple brackets; above $1,455,000 duty is a flat 4.54% of the full dutiable value. From 1 July 2026, eligible home buyers can claim full duty exemption under the Home Buyer Concession Scheme with no income test and no property value limit.
The ACT Home Buyer Concession Scheme (HBCS) is more generous than any other state — from 1 July 2026 it covers all eligible buyers (not just first home buyers) with no income test and no property value limit. To qualify you must not have owned property in the previous five years and must live in the home for at least one year. Eligible buyers pay $0 conveyance duty at any purchase price.
The HBCS provides full duty exemption for eligible owner-occupiers (not just first home buyers). From 1 July 2026 the former property value cap and household income test were both abolished — eligible buyers pay $0 duty at any price. The scheme replaced the previous First Home Owner Grant + duty concession in 2019 and is materially more generous. To qualify you must not have owned property in the previous five years and must live in the home for at least one year.
ACT conveyance duty is payable within 14 days of receiving the assessment notice from the ACT Revenue Office — typically within 28 days of registration. Most buyers pay duty at settlement through their solicitor or conveyancer. Late payment attracts interest at the rate published by the ACT Revenue Office.
The ACT does not charge a one-off foreign buyer stamp duty surcharge. Instead, foreign owners of residential property pay an annual foreign ownership land tax surcharge of 0.75% per quarter (3% per year) of the unimproved land value. This is collected separately from stamp duty and applies for as long as the foreign person owns the property.
The ACT government has been progressively reducing residential conveyance duty rates as part of a long-running tax reform. Duty rates today are materially lower than they were a decade ago, and the trade-off has been a gradual increase in general rates (council rates) on residential property. There is no firm date for full abolition, but the trend is downward.