.svg)
Stamp Duty Calculator ACT
Stamp Duty Calculator ACT
Written by
Tina Sendin
Edited by
Ellie Garran
Reviewed by
Sam HymanCompare home loans the easy way
We partnered with Aussie to help you compare home loans from over 25 lenders and over 2,500 home loan products.
What is stamp duty?
Long story short
Stamp duty in the ACT is also called conveyance duty
It’s a one-off tax you pay when buying property in the ACT, and it’s payable within 14 days of registration/assessment (often shortly after settlement).
Stamp duty’s based on the price tag of your property
You can calculate the stamp duty based on the property’s value, or use our stamp duty calculator!
Haven’t owned property in a while (or ever)? You could save big
If you haven’t owned property in five years and meet income thresholds, you could score a stamp duty discount.
What is stamp duty?
Most states call it stamp duty, but in the Australian Capital Territory (ACT), it’s known as conveyance duty. Just like stamp duty in other states, conveyance duty is a tax you’ll pay when acquiring a new piece of real estate in the ACT.
The amount of stamp duty you’ll be shelling out depends on a few factors. These include the property’s value and how much you’re paying for it. The more expensive the digs, the more duty you’ll give the government. But stamp duty isn’t a one-size-fits-all deal – some concessions are up for grabs, especially if you’re a first-time homebuyer or planning to live in the property you’re buying.
Stamp duty is a one-off fee that must be paid within a tight 14-day window from the registration of the transfer or the issue of a notice of assessment (often shortly after settlement). The ACT Government then puts that dough to good use, chipping in for infrastructure projects and essential services.
If you’re ready to find out how much you might have to budget for stamp duty, you can give our stamp duty calculator a whirl.
How much is stamp duty in the ACT?
Stamp duty in the ACT is based on what’s called the dutiable value of the property. In simple terms, that’s usually the higher of the price you’re paying and the property’s market value. So, whether you’ve snagged a bargain or you’re paying full whack, the ACT Government uses the bigger number to work out your duty.
It covers the whole package — the home itself and the land underneath — and the higher the dutiable value, the more duty you’ll be up for.
The general rates of stamp duty in the ACT if you’ve signed the dotted line on or after 1 July 2025 are as follows.
Now let’s do some maths, shall we? Suppose you’re looking at buying a property for your family to live in that’s valued at $500,000. Following the table for owner-occupiers, the stamp duty is $8,408.
How to calculate stamp duty for a $500,000 property
$500,000 (value of the property) – $300,000 = $200,000
Divided by 100 = $2,000
Multiplied by 3.40 = $6,800
Added to $1,608 = $8,408
What property types does stamp duty apply to in the ACT?
In the ACT, stamp duty applies to different types of property. Whether you’re buying your first home or snapping up a block of land, chances are you’ll be coughing up some stamp duty unless you qualify for an exemption or concession.
- Residential properties: This includes your typical house, unit, or townhouse. If you’re buying to live in it, you might score a discount, especially if you’re a first-home buyer or meet certain income thresholds.
- Investment properties: If you’re buying to rent it out or flip it, stamp duty still applies.
- Vacant land: Planning to build your dream home on vacant land? Yep, stamp duty’s still a thing.
- Commercial properties: Shops, offices, warehouses – all fair game. But from 1 July 2025, if the commercial property’s worth $2 million or less, you won’t pay any stamp duty. (Such a win.) Over that, it’s a flat 5% whack.
Helpful tip
Want the full picture before buying or selling in the ACT? Ask for a Certificate of rates, land tax and other charges. It’s a simple way to uncover any outstanding costs, like land rent or council rates attached to the property.
Sam Hyman
General Manager – National Sales, Aussie
Do first home buyers have to pay stamp duty in the ACT?
Like many other states, the ACT helps make buying your first home a little easier by reducing stamp duty for many first home buyers.
Home buyer concession scheme
This concession has replaced the First Home Owner Grant in the ACT. But unlike most other states’ first home buyer concession schemes, in the ACT you don’t have to be a first timer – the concession is also available for anyone under a certain income threshold who hasn’t owned their own property for at least five years. The total income thresholds depend on how many little ones you’ve got running around the house. Here they are as of 1 July 2024.
Income thresholds for the home buyer concession scheme
| Number of dependent children | Income threshold |
| None | $250,000 |
| 1 | $254,600 |
| 2 | $259,200 |
| 3 | $263,800 |
| 4 | $268,400 |
| 5 or more | $273,000 |
Source: ACT Revenue Office – Home buyer concession scheme (from 1 July 2019). Data retrieved December 2025.
Heads up – the rules on income thresholds changed on 1 July 2024, when they started representing your taxable income (what’s left after deductions). Or if you don’t have a taxable income worked out, the threshold will be your gross income (that’s the full amount before tax). Before that date, they were all simply based on your gross income.
The ACT’s home buyer concession scheme covers all types of properties in the ACT, from a brand spanking new place to an old one or even a piece of vacant land. But here’s the kicker: at least one of the buyers has to live in the property for a solid 12 months, and that clock starts within a year of the settlement or construction wrap-up, although there could be some exemptions.
There are also a few other conditions and a cap on the concession ($35,238), so it’s a good idea to check if you’re in the clear either via the ACT Revenue Office website, or your mortgage broker, solicitor, or conveyancer.
Are there any other stamp duty concessions available in the ACT?
The good news is that there are two other stamp duty concessions up for grabs in the ACT.
Pensioner duty concession scheme
This little gem is about giving our eligible pensioners a leg up when moving into a more comfortable and manageable abode. If you’re an eligible pensioner looking to downsize into a cozier, easier-to-handle house, this scheme’s could be for you.
At least one buyer must be an eligible pensioner, and the scheme can apply to homes bought off the plan. This scheme is for properties that fall under a certain value threshold and certain eligibility criteria.
Disability duty concession scheme
If you have a long-term or permanent disability, the disability duty concession scheme provides a stamp duty concession or exemption when buying a property to call your permanent residence. This is a game-changer for those with disabilities, making the path to homeownership a tad smoother.
What other fees might I need to pay in the ACT?
When you’re gearing up for a house purchase, it’s not just the property’s price tag you need to consider. There’s a whole bunch of additional costs that can sneak up on you, such as:
- Legal fees: You’ll need a legal eagle to handle all the paperwork and ensure your property transaction is as smooth as a jar of Vegemite. Legal fees can vary, so it’s worth shopping around for a solicitor or conveyancer.
- Loan establishment fees: If you’re financing your purchase with a home loan, your lender might slap you with some establishment fees. These costs are associated with setting up your loan and can add up.
- Owners corporation fees (for a unit purchase): If you’re diving into the world of unit living, you’ll likely need to cough up for owners corporation contributions. This helps cover the upkeep of common areas and shared facilities.
- General and water rates: Once you’ve got the keys, you’re responsible for general and water rates. These ongoing fees help maintain local services and keep the water flowing.
- Property inspection fees: Before you sign on the dotted line, it’s smart to get the property inspected.
- Insuring your building and/or contents: Protecting your new investment is crucial. You might want insurance for both the building and its contents – a cost that can help provide peace of mind.
Frequently asked questions
When is stamp duty payable in the ACT?
From the registration of the transfer or the issue of a notice of assessment (often shortly after settlement), there’s a slim 14-day window to settle your stamp duty (and avoid those pesky penalty charges).
Access Canberra will give your title the official stamp, and you’ll find a notice of assessment in your mailbox. This little nugget of paperwork gives you all the stamp duty info you need, including how to pay and any sweet deals you might be eligible for.
BPAY and Electronic Funds Transfer (EFT) are two trusty ways to square things away. They’re the go-to options to ensure your payment lands in the right hands. But it’s not as quick as a flash. Payments can take up to 48 hours to make their way to the ACT Revenue Office and get processed. So it’s worth getting your ducks in a row as soon as you can to avoid any unforeseen hassle.
Do foreign buyers have to pay stamp duty?
The answer is yes. However, if a foreign owner owns a residential land, the Foreign Ownership Surcharge. It’s an annual land tax surcharge of 0.75% of the property’s unimproved value, and it applies for as long as the property meets the ACT’s foreign-ownership rules.
The details can differ depending on whether you’re buying as an individual, company or trust, and some exemptions do exist.
Since these rules can shift, it’s a good idea to check the latest information from the ACT Revenue Office to see what applies in your situation.
Can I get a home loan that covers stamp duty?
This depends on your lender. Some lenders might be willing to make an exception, though. For example, some lenders may allow you to borrow enough to cover the overall purchase costs (including duty) if you meet their LVR and serviceability criteria.
Is stamp duty tax deductible in the ACT?
Stamp duty’s not usually tax deductible if you’re buying a place to live in.
But if you’re buying an investment property, it’s a bit different. You can’t claim stamp duty as an immediate tax deduction, but you may be able to include it in your cost base for capital gains tax. That means when you sell the place later on for a profit, it helps reduce the profit you’re taxed on.
Looking to buy a property in the ACT? Compare home loans with Aussie
If you’re on the hunt for a home loan provider in the ACT, we’ve teamed up with Aussie, your go-to source for comparing home loans. Ready to dive in? Start comparing home loans to kickstart your journey. Happy house hunting!
Get started on comparing home loans today!
Find a home loan by comparing with iSelect’s trusted partner, Aussie.
iSelect is the trading name of iSelect Mortgages Pty Ltd (ABN 86 148 217 181). iSelect Mortgages Pty Ltd is a credit representative (Credit Representative 400540) of Lendi Group Distribution Pty Ltd (Australian Credit Licence 246786). iSelect provides a referral to Lendi Group Pty Ltd, a Credit Representative of Lendi Group Distribution Pty Ltd (Australian Credit License 246786). iSelect Mortgages Pty Ltd receives a commission from Lendi Group Distribution Pty Ltd, the licensee for each new customer account created and for each home loan submitted through this service.