ACT · Conveyance duty
ACT stamp duty calculator
This stamp duty calculator for the ACT applies Canberra's 2026–27 conveyance duty rates — a cheaper schedule for eligible owner-occupiers, a standard schedule for investors, and the Australia-first rule: eligible first home buyers pay nothing, at any price, from 1 July 2026.
Rates verified against the official sources — how we check.
Your tally
You save $2,992 compared with the standard schedule.
Estimate for standard transactions; concession eligibility conditions apply. Registry fees are Access Canberra's FY 2026-27 lodgement fees for the transfer and one mortgage — buying without a loan, subtract the mortgage fee. PEXA/conveyancing charges are separate. Confirm with ACT Revenue Office before relying on it.
Australia's first full FHB abolition.
From 1 July 2026 the ACT abolished conveyance duty for eligible first home buyers entirely — no price cap, no income threshold. Duty was also removed on new unit-titled homes bought by owner-occupiers. Everyone else pays the tables below, which continue Canberra's long-run shift from stamp duty to rates.
How ACT calculates conveyance duty
The ACT charges conveyance duty on the higher of the price and the market value, with two parallel tables: a cheaper one for eligible owner-occupiers (you'll live in the home for at least a year, starting within 12 months of settlement) and a standard one for everyone else. Both converge at the top: above $1,455,000, every buyer pays a flat 4.54% of the entire value — no brackets, no marginal rates.
Canberra also collects duty differently. Under the "barrier free" model, settlement isn't held up by duty — the transfer registers first and your conveyancer pays the assessment shortly afterwards. And because the ACT has been swapping duty for general rates since 2012, these tables genuinely change most years — always check the year on any figure you rely on.
Eligible owner-occupier rates
| Dutiable value | Duty |
|---|---|
| Up to $260,000 | $0.28 per $100 over $0 |
| $260,000 – $300,000 | $728 + $2.20 per $100 over $260,000 |
| $300,000 – $500,000 | $1,608 + $3.40 per $100 over $300,000 |
| $500,000 – $750,000 | $8,408 + $4.32 per $100 over $500,000 |
| $750,000 – $1,000,000 | $19,208 + $5.90 per $100 over $750,000 |
| $1,000,000 – $1,455,000 | $33,958 + $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | $66,057 + $4.54 per $100 over $1,455,000 |
Standard rates (investors)
| Dutiable value | Duty |
|---|---|
| Up to $200,000 | $1.20 per $100 over $0 |
| $200,000 – $300,000 | $2,400 + $2.20 per $100 over $200,000 |
| $300,000 – $500,000 | $4,600 + $3.40 per $100 over $300,000 |
| $500,000 – $750,000 | $11,400 + $4.32 per $100 over $500,000 |
| $750,000 – $1,000,000 | $22,200 + $5.90 per $100 over $750,000 |
| $1,000,000 – $1,455,000 | $36,950 + $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | $66,057 + $4.54 per $100 over $1,455,000 |
Exemptions and concessions
The calculator above models the ACT conveyance duty concessions that turn on who is buying and what they are buying — the ones you can pick in the form:
- An eligible owner-occupier — You'll live in the home for at least a year — cheaper rates to $1,455,000.
- A first home buyer — From 1 July 2026: no duty at any price (no property owned in the past 5 years).
- An investor / other buyer — Standard non-commercial rates.
Those come from ACT’s published schedule, and the engine behind them is pinned by tests to the revenue office’s own worked examples.
Other exemptions exist that this calculator does not model, because they turn on facts a calculator cannot see: a transfer between spouses or de facto partners, property passing through a deceased estate, a transfer ordered on the breakdown of a relationship, a family farm, or a concession card. Whether any of those is available in ACT, and on what conditions, is a question for ACT Revenue Office. We do not guess at eligibility rules we have not verified, so the figure above assumes none of them applies to you.
Quick answers by price
| Property price | Owner-occupier | Investor (standard) |
|---|---|---|
| $500,000 | $8,408 | $11,400 |
| $600,000 | $12,728 | $15,720 |
| $750,000 | $19,208 | $22,200 |
| $900,000 | $28,058 | $31,050 |
| $1,000,000 | $33,958 | $36,950 |
| $1,455,000 | $63,078 | $66,070 |
Every figure comes from the same tested engine as the calculator — the official schedule, not an approximation. Buying with less than a 20% deposit? Add lenders mortgage insurance to your upfront costs.
Worked examples
- Owner-occupier, $750,000 townhouse. Eligible owner-occupier rates: $19,208 — an investor pays more on the same home.
- First home buyer, $900,000 house, settling after 1 July 2026. $0 — the abolition has no price cap.
- Any buyer, $1,500,000 house. Flat zone: 4.54% × $1,500,000 = $68,100, owner-occupier or not.
Frequently asked questions
How much is stamp duty in the ACT?
Do first home buyers pay stamp duty in Canberra?
Who counts as an eligible owner-occupier?
Why does the ACT keep cutting stamp duty?
Does the ACT have a foreign buyer duty surcharge?
When is conveyance duty paid in the ACT?
Keep tallying
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The whole bill
Upfront costs of buying
Duty is the biggest line, not the only one — add registry fees, LMI, legals and inspections.
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Sources
Rates last verified 2026-08-27 for FY 2026-27. General information only — not financial, legal or tax advice.