ACT stamp duty rates
The ACT Revenue Office charges conveyance duty on a sliding scale that rises with the property's value. These are the rates the calculator uses, as the ACT Revenue Office publishes them.
| Dutiable value | Duty |
|---|---|
| Up to $260,000 | $0.28 per $100 or part thereof |
| $260,001 to $300,000 | $728 plus $2.20 per $100 or part thereof by which the value exceeds $260,000 |
| $300,001 to $500,000 | $1,608 plus $3.40 per $100, or part thereof by which the value exceeds $300,000 |
| $500,001 to $750,000 | $8,408 plus $4.32 per $100, or part thereof by which the value exceeds $500,000 |
| $750,001 to $1,000,000 | $19,208 plus $5.90 per $100, or part thereof by which the value exceeds $750,000 |
| $1,000,001 to $1,455,000 | $33,958 plus $6.40 per $100, or part thereof by which the value exceeds $1,000,000 |
| More than $1,455,000 | A flat rate of $4.54 per $100 applied to the total transaction value |
| Dutiable value | Duty |
|---|---|
| Up to $200,000 | $1.20 per $100 or part thereof |
| $200,001 to $300,000 | $2,400 plus $2.20 per $100 or part thereof by which the value exceeds $200,000 |
| $300,001 to $500,000 | $4,600 plus $3.40 per $100 or part thereof by which the value exceeds $300,000 |
| $500,001 to $750,000 | $11,400 plus $4.32 per $100 or part thereof by which the value exceeds $500,000 |
| $750,001 to $1,000,000 | $22,200 plus $5.90 per $100, or part thereof by which the value exceeds $750,000 |
| $1,000,001 to $1,455,000 | $36,950 plus $6.40 per $100, or part thereof by which the value exceeds $1,000,000 |
| More than $1,455,000 | A flat rate of $4.54 per $100 applied to the total transaction value |
Stamp duty on a $700,000 and $800,000 home in the ACT
The table shows what different buyers pay in the ACT at two common prices. Change the price, buyer and property type in the calculator above to see your own figure.
| Buyer | $700,000 | $800,000 |
|---|---|---|
| Investor | $20,040 | $25,150 |
| Owner-occupier | $17,048 | $22,158 |
| First home buyer (new or established home) | $0 | $0 |
How stamp duty is calculated in the ACT
Find the band the dutiable value falls in and apply its rate. A $700,000 purchase at the general rate falls in the “$500,001 to $750,000” band ($11,400 plus $4.32 per $100 or part thereof by which the value exceeds $500,000):
$11,400 + $4.32 × 2,000 (the number of $100 steps above $500,000) = $20,040
The dutiable value is the price you pay, or the property's market value if that is higher. Concessions then reduce or remove the duty, and a foreign purchaser surcharge is added on top.
Home Buyer Concession Scheme
For transactions from 1 July 2026 the scheme has no income test and no property value limit, so eligible buyers pay no conveyance duty on a new home, an established home or vacant residential land. You don't have to be a first home buyer. The ACT Revenue Office says you and every other buyer must:
In 2025–26 the scheme had an income test and a $1,020,000 value limit. The ACT Revenue Office checks claims, and you pay full duty plus any penalty if you don't meet the rules.
- be individuals aged 18 or over (not a company, trust or partnership)
- not have owned or held an interest in any property, anywhere, in the 5 years before the contract, and neither have your partners
- live in the home as your principal place of residence for at least a year, starting within a year of settlement (or of the certificate of occupancy for land).
Owner-occupier rates
Buyers who will live in the home pay lower rates than investors on properties up to $1,455,000: $17,048 instead of $20,040 on $700,000. At least one buyer must own and live in the home for a year, starting within 12 months of settlement. Above $1,455,000 both pay a flat $4.54 per $100 of the whole value.
Off-the-plan units
For contracts exchanged from 1 July 2026, owner-occupiers pay no duty on an off-the-plan unit, at any value. It covers unit-titled properties such as new apartments and townhouses, and at least one buyer must live there for a year, starting within 12 months of settlement. The calculator doesn't apply this exemption to other new homes.
Foreign buyers in the ACT
The ACT doesn't add a foreign purchaser surcharge to conveyance duty. Instead, foreign owners of residential land pay a land tax surcharge of 0.75% of the average unimproved value each year.
When is stamp duty due in the ACT?
In the ACT duty is paid at the end of the purchase, not when you exchange. You or your agent lodge the transfer within 14 days of settlement, the ACT Revenue Office emails a notice of assessment once the title is registered, and you pay within 14 days by BPAY or electronic transfer. There are no payment plans for conveyance duty, though some concession scheme users can defer payment.
Pensioners
The Pensioner Duty Concession Scheme reduces duty for eligible pensioners who own a home and move to more suitable accommodation, including off-the-plan homes and vacant land. Check the ACT Revenue Office's rules and use its calculator, because the calculator here doesn't model it.
What the calculator leaves out
- Land titles registration and transfer fees, which are charged separately.
- Off-the-plan, pensioner and other special concessions, and purchases split between eligible and ineligible buyers.
- Mixed-use, commercial and primary production property.
For a formal figure, use the ACT Revenue Office conveyance duty calculatoror ask your conveyancer. Stamp duty is paid from your own money in most cases, so add it to the deposit you need: ourfirst home buyer schemes and grants guide covers the deposit side, and themortgage repayment calculator shows what the loan will cost.
ACT stamp duty questions
How much is stamp duty on a $700,000 house in the ACT?
$17,048 for an owner-occupier and $20,040 for an investor. Eligible Home Buyer Concession Scheme buyers pay nothing.
How much is stamp duty on a $800,000 house in the ACT?
$22,158 for an owner-occupier and $25,150 for an investor.
Do first home buyers pay stamp duty in the ACT?
No, if they qualify for the Home Buyer Concession Scheme: from 1 July 2026 there is no duty at any price for buyers who haven't owned property in the last 5 years and will live in the home.
Is there an income limit for the ACT Home Buyer Concession Scheme?
Not for transactions from 1 July 2026. In 2025–26 the income test was $250,000 for buyers with no dependent children, and the property value limit was $1,020,000.
Do foreign buyers pay extra stamp duty in the ACT?
No duty surcharge applies, but foreign owners of residential land pay a land tax surcharge of 0.75% of the average unimproved value each year.
When do you pay stamp duty in Canberra?
After settlement: the ACT Revenue Office assesses the duty once the transfer is registered, and you have 14 days to pay.
