ACT Stamp Duty Calculator

Buying a home in the Australian Capital Territory? Don’t forget about stamp duty! Remember, they will come knocking 30 days after you get the keys, so you need to keep this much set aside and be ready.

Our house loan stamp duty calculator helps you work out exactly how much you’ll need to pay when purchasing property. Simply enter your property price and location to get instant results.

This tool is especially helpful for understanding first-home buyer stamp duty limits and potential savings in your state.

Stamp duty can cost thousands of dollars, so it’s important to include it in your budget from the start.

Whether you’re eligible for exemptions or concessions, our calculator shows you the real costs. Plan your property purchase properly and avoid surprises at settlement time.

ACT Stamp Duty Calculator 2026

Calculate conveyance duty in the Australian Capital Territory for owner-occupiers and investors. Includes the income-tested Home Buyer Concession Scheme (HBCS) for first home buyers.

✓ 2025–26 ACT Rates ✓ Separate OO & Investor Rates ✓ HBCS Concession Included ✓ No Foreign Surcharge in ACT

Calculate Your ACT Conveyance Duty

Property Price

Buyer Type

Owner-Occupier Investor First Home Buyer

Property Type

Established New / Off-the-Plan Vacant Land

🏠 Enter your household details to check HBCS eligibility:

Combined Household Income ($ p.a.)

Number of Dependent Children

Income vs HBCS threshold –

Property Purchase Price	–
Rate Schedule Applied	–
Standard Conveyance Duty	–
HBCS Concession	–
HBCS Eligibility	–
Conveyance Duty Payable	–
Total Upfront Cost (Price + Duty)	–

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Current ACT Conveyance Duty Rates — 2025–26

The ACT has completely separate rate schedules for owner-occupiers and investors. Owner-occupier rates start at just $0.28 per $100 — significantly lower than the investor schedule. Both schedules converge to a flat 4.54% on the entire value above $1,455,000.

Value Range	Base Duty	Marginal Rate
$0 – $260,000	$0	$0.28 per $100
$260,001 – $300,000	$728	$2.20 per $100
$300,001 – $500,000	$1,608	$3.40 per $100
$500,001 – $750,000	$8,408	$4.32 per $100
$750,001 – $1,000,000	$19,208	$5.90 per $100
$1,000,001 – $1,455,000	$33,958	$6.40 per $100
$1,455,001+	4.54% flat on the entire dutiable value

Value Range	Base Duty	Marginal Rate
$0 – $200,000	$0	$1.20 per $100
$200,001 – $300,000	$2,400	$2.20 per $100
$300,001 – $500,000	$4,600	$3.40 per $100
$500,001 – $750,000	$11,400	$4.32 per $100
$750,001 – $1,000,000	$22,200	$5.90 per $100
$1,000,001 – $1,455,000	$36,950	$6.40 per $100
$1,455,001+	4.54% flat on the entire dutiable value

Source: ACT Revenue Office. Effective from 1 July 2025.

Home Buyer Concession Scheme (HBCS) — ACT First Home Buyers

The ACT replaced the First Home Owner Grant (abolished July 2019) with the Home Buyer Concession Scheme (HBCS) — a far more generous concession that can eliminate conveyance duty entirely for eligible buyers.

Maximum Concession

$35,238

Effectively zero duty for most

Property Price Limit

$1,020,000

Must be ≤ this value

Income Threshold

$250,000

Combined household income

Per Dependent Child

+ $4,600

Added to income threshold

FHOG Status

Abolished

Removed 1 July 2019

Residency Required

12 months

Must occupy as home

To qualify for the ACT HBCS you must:

Be an Australian citizen or permanent resident
Have never previously owned residential property in Australia
Have a combined household income below $250,000 (+ $4,600 per dependent child)
Be purchasing a property valued at $1,020,000 or less
Intend to live in the property as your principal place of residence
Occupy the property continuously for at least 12 months

Foreign Buyers — ACT Has No Stamp Duty Surcharge

Stamp Duty Surcharge

None

No upfront surcharge in ACT

Annual Land Tax Surcharge

0.75%

Ongoing, not upfront

Compared to Other States

7–9% elsewhere

NSW 9%, VIC/QLD 8%

Unlike most Australian states, the ACT does not impose a stamp duty surcharge on foreign buyers at the point of purchase. Instead, foreign property owners pay an annual land tax surcharge of 0.75% on the value of the property. This means there is no additional upfront cost for foreign purchasers in the ACT — making it unique among Australian jurisdictions.

Special Rules — Australian Capital Territory

Completely separate rate schedules for owner-occupiers and investors. ACT owner-occupier rates start at just $0.28 per $100 — dramatically lower than the investor rate of $1.20 per $100 at the same price point.

Flat 4.54% on the entire value above $1,455,000 — for both rate schedules. This is a flat rate on the whole dutiable value (not a marginal rate), which can cause a significant duty jump at this threshold.

HBCS is income-tested with a $250,000 household income cap (plus $4,600 per dependent child) and a $1,020,000 property price limit. It provides a maximum concession of $35,238 — effectively eliminating duty for most qualifying buyers.

The ACT abolished the First Home Owner Grant on 1 July 2019 and replaced it with the HBCS. The HBCS provides significantly greater value for most first home buyers than the old $7,000 FHOG did.

No stamp duty foreign buyer surcharge — unique in Australia. Foreign buyers instead pay an annual land tax surcharge of 0.75% on the property value, rather than a one-off upfront surcharge.

Duty is payable within 14 days of title registration — which occurs after settlement. This is unique in Australia; every other state requires payment at or before settlement. Your conveyancer will manage the timing with the ACT Revenue Office.

Conveyance Duty at Popular Prices — ACT

Click any price to load it into the calculator. Figures shown use owner-occupier rates (no HBCS concession applied).

$400,000

$5,008

1.25% effective

$500,000

$8,408

1.68% effective

$600,000

$12,728

2.12% effective

$750,000

$19,208

2.56% effective

$900,000

$28,058

3.12% effective

$1,000,000

$33,958

3.40% effective

$1,200,000

$46,758

3.90% effective

$1,500,000

$68,100

4.54% flat rate

How ACT Compares to Other States — $750,000 Property (Owner-Occupier)

State / Territory	Duty on $750,000	Effective Rate
ACT (this state)	$19,208	2.56%
QLD	$20,200	2.69%
NSW	$28,240	3.77%
TAS	$30,085	4.01%
WA	$30,083	4.01%
SA	$34,330	4.58%
VIC	$40,070	5.34%
NT	~$50,300	~6.71%

ACT owner-occupier rates are among the lowest in Australia at most price points. First home buyers eligible for the HBCS may pay zero duty on properties up to $1,020,000.

Frequently Asked Questions — ACT Stamp Duty

ACT conveyance duty depends on whether you're an owner-occupier or investor, and uses completely separate rate schedules. On a $750,000 property, an owner-occupier pays approximately $19,208, while an investor pays around $22,200. Both schedules converge to a flat 4.54% rate on the entire value above $1,455,000.

The HBCS is an income-tested duty concession available to eligible first home buyers in the ACT. It provides a maximum concession of $35,238 — effectively reducing duty to zero for most qualifying purchases. To be eligible, combined household income must be under $250,000 (plus $4,600 per dependent child), and the property must be valued at $1,020,000 or less. You must intend to live in the property as your principal place of residence.

No. The ACT abolished the First Home Owner Grant on 1 July 2019 and replaced it with the Home Buyer Concession Scheme (HBCS). The HBCS provides significantly larger savings — up to $35,238 in duty — compared to the old $7,000 FHOG. There is no separate FHOG in the ACT.

No. The ACT is the only Australian jurisdiction that does not charge a stamp duty surcharge on foreign buyers. Instead, foreign property owners pay an annual land tax surcharge of 0.75% on the value of the property. This means there is no additional upfront cost for foreign purchasers at the point of purchase in the ACT.

Unlike every other Australian state and territory, ACT conveyance duty is not payable at settlement. It is due within 14 days of title registration at the ACT Land Titles Office, which occurs after settlement. Your conveyancer or solicitor will manage this process and payment to the ACT Revenue Office.

The ACT has been progressively reforming its tax system away from stamp duty and toward broader land tax. Owner-occupier rates have been reduced significantly as part of this reform — starting at just $0.28 per $100, compared to the investor rate of $1.20 per $100. This reform is ongoing and ACT conveyance duty rates continue to evolve each year.

Above $1,455,000, both the owner-occupier and investor rate schedules converge to a flat 4.54% rate on the entire dutiable value — not just the excess. This means a property purchased for $1,455,001 would attract approximately $66,057 in duty under either schedule.

Stamp Duty Calculators — Other States & Territories

NSW VIC QLD WA SA TAS ACT NT

Or view our full stamp duty hub to compare all states and territories side by side.

⚠️ Important: This calculator provides estimates only based on publicly available 2025–26 ACT conveyance duty rates and does not constitute financial, legal, or taxation advice. Rates, thresholds, and HBCS eligibility criteria may change. Always verify your obligations with a licensed conveyancer, solicitor, or the ACT Revenue Office before exchanging contracts. Awesome Lending Solutions | Credit Representative 407514 | awesomelendingsolutions.com.au | 02 7904 9560

ACT Quick Facts

Official Term

Conveyance Duty

Payment Timing

14 days after title registration

FHB Concession

HBCS — up to $35,238

HBCS Price Limit

$1,020,000

HBCS Income Limit

$250k + $4,600/child

Foreign Surcharge

None (stamp duty)

Annual Land Tax (Foreign)

0.75% p.a.

Flat Rate Above

$1,455,000 at 4.54%

FHOG

Abolished Jul 2019

Revenue Authority

ACT Revenue Office

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