ACT stamp duty calculator
Enter a price and see the conveyance duty you will owe in Australian Capital Territory, including first home buyer relief. Nothing you type is sent anywhere.
Use the contract price, or the market value if that is higher.
ACT conveyance duty — 2026-27
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How conveyance duty works in Australian Capital Territory
The ACT made history on 1 July 2026. It became the first place in Australia to abolish stamp duty for all first home buyers. There is no price cap and no income test any more. Pensioners, eligible NDIS participants, and anyone who has not owned property for five years get the same exemption. The ACT also charges lower rates to owner-occupiers than to investors.
Duty is marginal, the same way income tax is. You do not pay one rate on the whole price. Each slice of the price is taxed at its own rate, and the results are added together. That is why the effective rate you pay is always lower than the top bracket you land in.
First home buyers in ACT: Full exemption, no price cap and no income test. Eligible first home buyers pay $0 conveyance duty. Read the full rules on the ACT first home buyer page.
ACT stamp duty rates for 2026-27
| Dutiable value | Duty payable |
|---|---|
| Up to $200,000 | 1.2% of the price |
| $200,001 to $300,000 | $2,400 plus 2.2% of the amount over $200,000 |
| $300,001 to $500,000 | $4,600 plus 3.4% of the amount over $300,000 |
| $500,001 to $750,000 | $11,400 plus 4.32% of the amount over $500,000 |
| $750,001 to $1,000,000 | $22,200 plus 5.9% of the amount over $750,000 |
| $1,000,001 to $1,455,000 | $36,950 plus 6.4% of the amount over $1,000,000 |
| Over $1,455,000 | 4.54% of the whole price |
| Property value | Duty payable |
|---|---|
| Up to $260,000 | 0.28% of the price |
| $260,001 to $300,000 | $728 plus 2.2% of the amount over $260,000 |
| $300,001 to $500,000 | $1,608 plus 3.4% of the amount over $300,000 |
| $500,001 to $750,000 | $8,408 plus 4.32% of the amount over $500,000 |
| $750,001 to $1,000,000 | $19,208 plus 5.9% of the amount over $750,000 |
| Over $1,000,000 | $33,958 plus 6.4% of the amount over $1,000,000 |
Above $1,455,000 a flat rate of 4.54% applies to the entire value.
What you would pay at common prices
These figures use the 2026-27 rates above for an existing home bought by an Australian resident. Your own figure can differ if a concession applies.
| Purchase price | Owner-occupier | Investor | First home buyer |
|---|---|---|---|
| $400,000 | $5,008 | $8,000 | $0 |
| $500,000 | $8,408 | $11,400 | $0 |
| $600,000 | $12,728 | $15,720 | $0 |
| $700,000 | $17,048 | $20,040 | $0 |
| $800,000 | $22,158 | $25,150 | $0 |
| $900,000 | $28,058 | $31,050 | $0 |
| $1,000,000 | $33,958 | $36,950 | $0 |
| $1,200,000 | $46,758 | $49,750 | $0 |
| $1,500,000 | $68,100 | $68,100 | $0 |
Costs people forget to budget for
Stamp duty is the biggest government cost, but it is not the only one. On a $900,000 purchase in ACT you would also plan for roughly $480 in transfer and mortgage registration fees, plus:
- Conveyancing or legal fees — usually $1,000 to $2,500.
- Building and pest inspection — around $400 to $800 for a house.
- Lenders mortgage insurance — if your deposit is under 20%, this can run to tens of thousands.
- Council and water adjustments — you repay the seller for rates they have already paid.
A rough rule: for a $900,000 home in ACT, set aside about $28,538 for government costs alone, then add professional fees on top.
Common questions
How much is stamp duty on a $900,000 property in ACT?
About $28,058 for an owner-occupier buying an existing home at 2026-27 rates. A first home buyer would pay $0 at that price. Registration fees of roughly $480 are on top.
When do I pay conveyance duty in ACT?
Duty is usually paid at settlement, and your conveyancer or solicitor arranges it. Your lender will not release the loan until it is sorted, so budget for it as a cash cost alongside your deposit. Confirm the exact deadline with ACT Revenue Office, because it differs by state.
Can I add conveyance duty to my home loan?
Usually not directly. Stamp duty is an upfront cost that most lenders expect you to pay from your own savings, because it is not part of the property's value. Some buyers borrow more against a larger deposit to cover it, but that depends on the lender and your loan-to-value ratio.
Do I pay duty on the price or the valuation?
You pay on whichever is higher, the price you agreed or the market value of the property. This stops people from cutting the tax by selling to family below market rates.
Is there a foreign buyer surcharge in ACT?
No. Australian Capital Territory does not charge a foreign buyer duty surcharge, which makes it unusual in Australia. Other property taxes may still apply.
Check another state
- NSW stamp duty
New South Wales
- VIC stamp duty
Victoria
- QLD stamp duty
Queensland
- WA stamp duty
Western Australia
- SA stamp duty
South Australia
- TAS stamp duty
Tasmania
- NT stamp duty
Northern Territory
Source: ACT Revenue Office — official conveyance duty rates. Rates checked 28 July 2026. This calculator gives an estimate only and is not financial or legal advice. Confirm the amount payable with ACT Revenue Office or your conveyancer.