Rates current as at 2026-08-03
ACT Stamp Duty Calculator
On a $750,000 ACT home you pay about $19,208 as an owner-occupier or $22,200 as an investor - the ACT runs separate scales, switching to a flat $4.54 per $100 of the entire value above $1,455,000. The Home Buyer Concession Scheme is uncapped from 1 July 2026.
- Rates verified
- 2026-08-03
- Source
- ACT Revenue Office
- Scales
- 3 buyer types
Your purchase
Buyer type
Home Buyer Concession Scheme from 1 July 2026: no income test and no price cap - eligible buyers pay zero duty at any value. Eligibility: no residential property owned by any buyer or their partner in the previous 5 years, and one buyer must live in the home for at least a year, starting within 12 months of settlement.
Transfer duty payable - owner-occupier
$25,108
Owner-occupier
$25,108
Investor / other
$28,100
HBCS-eligible home buyer
$0
Duty is one line of the deal. The full audit puts it alongside finance, holding costs and the tax treatment that applies after 12 May 2026.
Deal Auditor - in build, not yet available
Calculated from the published ACT Revenue Office scales (source). Rules and thresholds change - confirm exact figures and eligibility with the ACT Revenue Office calculator or your conveyancer. General information only.
How ACT duty works
The ACT is midway through a twenty-year switch from stamp duty to general rates, which shows in the structure: duty rates are comparatively low at the bottom (0.28% on the first $260,000 for owner-occupiers), investors pay a visibly higher scale than owner-occupiers, and above $1,455,000 everything flattens to $4.54 per $100 of the total value.
The 2026-27 Budget made the Home Buyer Concession Scheme the headline: the income test and price cap are gone, so eligibility now turns purely on the five-year no-property test and living in the home. For everyone else the owner-occupier/investor split matters - on a $750,000 purchase the difference is about $3,000 - and the Deal Auditor carries whichever duty applies through the full ten-year hold.
The ACT rate scale
Owner-occupier scale
| Dutiable value | Duty |
|---|---|
| Up to $260,000 | 0.28% of the dutiable value |
| $260,000 - $300,000 | $728 + 2.2% of the value over $260,000 |
| $300,000 - $500,000 | $1,608 + 3.4% of the value over $300,000 |
| $500,000 - $750,000 | $8,408 + 4.32% of the value over $500,000 |
| $750,000 - $1,000,000 | $19,208 + 5.9% of the value over $750,000 |
| $1,000,000 - $1,455,000 | $33,958 + 6.4% of the value over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 of the entire dutiable value |
Investor scale
| Dutiable value | Duty |
|---|---|
| Up to $200,000 | 1.2% of the dutiable value |
| $200,000 - $300,000 | $2,400 + 2.2% of the value over $200,000 |
| $300,000 - $500,000 | $4,600 + 3.4% of the value over $300,000 |
| $500,000 - $750,000 | $11,400 + 4.32% of the value over $500,000 |
| $750,000 - $1,000,000 | $22,200 + 5.9% of the value over $750,000 |
| $1,000,000 - $1,455,000 | $36,950 + 6.4% of the value over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 of the entire dutiable value |
FY2026-27 tables from the ACT Revenue Office - above $1,455,000 both scales become a flat rate on the whole value, not just the excess.
Duty is the tax on the way in - ACT also charges land tax each year you hold an investment property. The ACT land tax calculator shows that annual cost and when it starts.
Frequently asked questions
How much is stamp duty in the ACT?
The ACT charges conveyance duty on separate scales: an owner-occupier scale (about $19,208 at $750,000) and a higher investor scale ($22,200 at $750,000). Above $1,455,000 both switch to a flat $4.54 per $100 of the entire value - which creates a deliberate step up at that threshold.
Who pays no stamp duty in the ACT?
From 1 July 2026 the Home Buyer Concession Scheme has no income test and no property price cap - any buyer who has not owned residential property in the previous 5 years (nor their partner) and will live in the home for a year pays zero conveyance duty at any price. Owner-occupier off-the-plan unit purchases are also fully exempt, uncapped.
Why is there a jump at $1,455,000?
Above $1,455,000 the ACT abandons the marginal scale and charges a flat $4.54 per $100 on the whole value. At $1,455,000 an owner-occupier pays about $63,078; just above it the flat method gives about $66,062. The step is a designed feature of the ACT's tax reform, not a rounding artefact.
Are these figures official?
They are calculated from the conveyance duty tables published by the ACT Revenue Office for transactions from 1 July 2025, which remain current - the 2026-27 Budget changed concessions rather than rates. Confirm exact figures and eligibility with the ACT Revenue Office calculator.