ACT Stamp Duty Calculator 2026
Calculate stamp duty on your ACT property purchase with current 2025–26 rates, owner-occupier concessions, and the Home Buyer Concession Scheme.
On a $800,000 property in the ACT, an owner-occupier pays approximately $12,888 in stamp duty (2025–26). First home buyers pay $0 under the Home Buyer Concession Scheme for properties up to $1,020,000.
Calculate Your ACT Stamp Duty
Toggle to see stamp duty concessions
Cost Breakdown
Range: $900 – $2,000
Range: $13,628 – $14,728
Estimates only. Actual costs may vary. Consult a licensed conveyancer or settlement agent for accurate quotes.
How Stamp Duty Works in Australian Capital Territory
The ACT uses a unique marginal rate system calculated per $100 of property value, rather than the progressive bracket method used by most states. Rates range from $0.28 per $100 (owner-occupier) or $1.20 per $100 (non-OO) at the lowest tier, up to a flat $4.54 per $100 on properties over $1,455,000. This system produces different duty amounts for owner-occupiers versus investors.
ACT stamp duty is administered by the ACT Revenue Office. The ACT Government has been progressively phasing out stamp duty in favour of higher general rates (land tax equivalent), but the transition is incomplete and stamp duty still applies to all property purchases. Duty is payable within 14 days of settlement.
The ACT offers one of Australia's most generous first home buyer schemes — the Home Buyer Concession Scheme (HBCS). Properties up to $1,020,000 are fully exempt from stamp duty. Between $1,020,000 and $1,455,000, a partial concession applies at $6.40 per $100 on the amount above $1,020,000. The ACT also provides a Pensioner Duty Concession Scheme for eligible downsizers.
ACT Stamp Duty Rates 2025–26
| Property Value | Rate |
|---|---|
| $0 – $260,000 | $0.28 per $100 |
| $260,001 – $300,000 | $2.20 per $100 |
| $300,001 – $500,000 | $3.40 per $100 |
| $500,001 – $750,000 | $4.32 per $100 |
| $750,001 – $1,000,000 | $5.90 per $100 |
| $1,000,001 – $1,455,000 | $6.40 per $100 |
| $1,455,000+ | $4.54 per $100 |
Rates current as of the 2025–26 financial year. Source: ACT Revenue Office.
First Home Buyer Concessions in ACT
Full exemption under the Home Buyer Concession Scheme for properties up to $1,020,000. Partial concession between $1,020,000 and $1,455,000 ($6.40 per $100 on the excess). Most generous FHB threshold in Australia.
When and How to Pay Stamp Duty in ACT
Within 14 days of settlement. Your conveyancer lodges the payment through the ACT Revenue Office.
Frequently Asked Questions
How is ACT stamp duty different from other states?
The ACT uses a marginal rate per $100 system rather than progressive brackets. It also has separate rate tables for owner-occupiers and non-owner-occupiers (investors), meaning the same property can attract different duty depending on how you intend to use it. Most other states apply the same rates to all buyers.
What is the ACT Home Buyer Concession Scheme?
The HBCS provides a full stamp duty exemption for eligible first home buyers purchasing a property up to $1,020,000. Between $1,020,000 and $1,455,000, a partial concession applies. This is the most generous FHB threshold in Australia — the ACT exempts properties worth over $1 million.
Do owner-occupiers pay less stamp duty in the ACT?
Yes. The ACT has two separate rate tables: one for owner-occupiers and one for non-owner-occupiers (investors). Owner-occupier rates start at $0.28 per $100, while non-OO rates start at $1.20 per $100. The difference narrows at higher price points but can save thousands on mid-range properties.
Is the ACT abolishing stamp duty?
The ACT Government has been gradually phasing out stamp duty since 2012, replacing it with higher annual rates (similar to land tax). However, the transition is far from complete — stamp duty still applies to all property purchases in the ACT, and the full phase-out timeline remains unclear.
When is stamp duty due in the ACT?
ACT stamp duty is payable within 14 days of settlement — the shortest deadline of any Australian state or territory. Your conveyancer will ensure the payment is lodged with the ACT Revenue Office promptly to avoid penalties.