Stamp Duty Calculator ACT
ACT stamp duty (conveyance duty) for 2026–27 at owner-occupier and investor rates, plus the Home Buyer Concession Scheme exemption with no income or price cap.
ACT stamp duty
$17,048.00Stamp duty on a home bought for $700,000 in the ACT is $17,048 for an owner-occupier ($2,992 less than the $20,040 investor rate) in 2026–27, an effective rate of 2.44%.
| Duty at general rates | $20,040.00 |
|---|---|
| Owner-occupier saving | −$2,992.00 |
| Duty payable | $17,048.00 |
| Effective rate | 2.44% |
How this was calculated
| Duty at general rates: $11,400 + $4.32 per $100 (or part) over $500,000 | $20,040.00 |
|---|---|
| Owner-occupier rates: $8,408 + $4.32 per $100 (or part) over $500,000 | -$2,992.00 |
| Duty payable | $17,048.00 |
Duty is charged per $100 or part of $100, so the value or the excess over each bracket is rounded up to the next $100 before the rate applies.
Stamp duty on a home bought for $700,000 in the ACT is $17,048 for an owner-occupier ($2,992 less than the $20,040 investor rate) in 2026–27, an effective rate of 2.44%.
Source: ACT Revenue Office Last verified How we keep this accurate
Australian Capital Territory conveyance duty rates
| Dutiable value | Owner-occupier (2026–27) | Non-owner-occupier |
|---|---|---|
| Up to $200,000 | $0.28 per $100 | $1.20 per $100 |
| $200,001 – $260,000 | $0.28 per $100 | $2,400 + $2.20 per $100 over $200,000 |
| $260,001 – $300,000 | $728 + $2.20 per $100 over $260,000 | $2,400 + $2.20 per $100 over $200,000 |
| $300,001 – $500,000 | $1,608 + $3.40 per $100 over $300,000 | $4,600 + $3.40 per $100 over $300,000 |
| $500,001 – $750,000 | $8,408 + $4.32 per $100 over $500,000 | $11,400 + $4.32 per $100 over $500,000 |
| $750,001 – $1,000,000 | $19,208 + $5.90 per $100 over $750,000 | $22,200 + $5.90 per $100 over $750,000 |
| $1,000,001 – $1,455,000 | $33,958 + $6.40 per $100 over $1,000,000 | $36,950 + $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | 4.54% of the whole value | 4.54% of the whole value |
Worked examples
- $750,000 home, owner-occupier: $8,408 + 4.32% × $250,000 = $19,208; as an investment, $11,400 + 4.32% × $250,000 = $22,200.
- $900,000 home, owner-occupier: $19,208 + 5.9% × $150,000 = $28,058.
- $2,000,000: flat 4.54% = $90,800 for any buyer.
- Home Buyer Concession Scheme, any price: $0.
The ACT is phasing duty out
Since 2012 the ACT has been replacing conveyance duty with higher general rates, so its duty scale is the lowest in the country at the bottom end: an owner-occupier pays just $0.28 per $100 on the first $260,000 of a home, and nothing at all under the Home Buyer Concession Scheme. The trade-off is that annual rates in Canberra are higher than in other capitals. Investors and buyers of second homes pay the non-owner-occupier scale, which starts at $1.20 per $100. Both scales meet at a flat 4.54% of the whole value above $1,455,000.
Home Buyer Concession Scheme
From 1 July 2026 the scheme gives a full exemption from conveyance duty to buyers who, together with their domestic partner, have not owned property anywhere in the last five years, provided every buyer is an individual aged 18 or over and one of them will live in the home for at least a year starting within a year of settlement. The income threshold (previously $250,000 of household income) and the property price cap (previously $1,020,000) were removed in the 2026–27 Budget. The scheme covers established homes, new homes and vacant residential land. It is not limited to first home buyers: anyone who has been out of the property market for five years qualifies.
Payment
The transfer must be lodged with Access Canberra within 14 days of settlement, and duty is payable within 14 days of the Notice of Assessment, which issues once the title is registered; your conveyancer handles both. There is no foreign purchaser surcharge on conveyance duty in the ACT, though foreign owners pay a land tax surcharge. For contracts exchanged from 1 July 2026, off-the-plan unit purchases by owner-occupiers pay no duty at any value under a separate exemption.
Frequently asked questions
How much is stamp duty on an $800,000 house in Canberra?
$22,158 if you will live in it ($19,208 plus $5.90 for every $100 of the $50,000 over $750,000), or $25,150 as an investment ($22,200 plus $5.90 × 500). Under the Home Buyer Concession Scheme, a buyer who has not owned property in the last five years pays nothing at any price.
Who qualifies for the ACT Home Buyer Concession Scheme?
From 1 July 2026: any buyer aged 18 or over who, with their domestic partner, has not owned property anywhere in the last five years and will live in the home for at least a year starting within a year of settlement. There is no longer an income test or a price cap. You do not have to be a first home buyer, only out of the market for five years.
What is the difference between owner-occupier and non-owner-occupier duty in the ACT?
Two separate scales. An owner-occupier who moves in within a year and stays a year pays $0.28 per $100 on the first $260,000 and lower bases in every bracket; an investor pays $1.20 per $100 on the first $200,000. The difference is about $3,000 on most homes. Above $1,455,000 both pay a flat 4.54% of the total value.
Is there a foreign buyer surcharge in the ACT?
Not on conveyance duty. The ACT is the only jurisdiction apart from the Northern Territory without a foreign purchaser duty surcharge. Foreign owners of residential property do pay a 0.75% land tax surcharge each year.
Why is stamp duty so low in the ACT?
Because the ACT Government has been cutting conveyance duty every year since 2012 and replacing the revenue with higher general rates on all properties. Duty for owner-occupiers on the first $260,000 has fallen from over $6,000 to $728, and the Home Buyer Concession Scheme now removes it entirely for eligible buyers.
Sources and assumptions
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