Stamp Duty Calculator ACT (2025-26)

Avoid ACT conveyance-duty surprises. Estimate investor rates and HBCS concessions (income-tested) with 2025-26 settings.

2025–26 ATO rates · Updated 15 Feb 2026 · No signup required Estimates only. Not tax or financial advice. Full disclaimer

How does conveyance duty work in Australian Capital Territory?

The ACT uses the term "conveyance duty" instead of stamp duty. The ACT has two rate schedules: a lower rate for eligible owner-occupiers and a higher rate for non-eligible transactions (investors, commercial purchases).

This calculator uses the non-eligible owner-occupier (investor) rates by default, since this is an investment property calculator. Owner-occupiers may pay less - check the ACT Revenue Office for owner-occupier rates.

Above $1,455,000, both owner-occupiers and investors pay a flat rate of 4.54%, but owner-occupiers receive a $35,238 deduction from the calculated duty.

The ACT's Home Buyer Concession Scheme (HBCS) provides full or partial duty exemption for eligible first home buyers purchasing properties up to $1,000,000. Income limits apply: $160,000 for singles and $227,000 for couples.

Notably, the ACT does not impose a foreign buyer surcharge on conveyance duty, making it one of only two jurisdictions (along with the NT) without this surcharge.

Australian Capital Territory conveyance duty rates

Property value	Marginal rate	Duty payable
$0 – $200,000	0.6%	$0.60 per $100
$200,001 – $300,000	2.27%	$1,200 + $2.27 per $100 over $200,000
$300,001 – $500,000	3.34%	$3,470 + $3.34 per $100 over $300,000
$500,001 – $750,000	4.18%	$10,150 + $4.18 per $100 over $500,000
$750,001 – $1,000,000	5.04%	$20,600 + $5.04 per $100 over $750,000
$1,000,001 – $1,455,000	5.86%	$33,200 + $5.86 per $100 over $1,000,000
Over $1,455,000	4.54%	4.54% of total value

Source: ACT Revenue Office. Retrieved 15 Feb 2026. Standard buyer rates shown.

Worked example: Australian Capital Territory conveyance duty

Purchase price: $600,000

Estimated conveyance duty: $14,330

For a property valued at $600,000 in the ACT at investor (non-eligible owner-occupier) rates: $1,200 + $2,270 + $6,680 + $4,180. Total = approximately $14,330 (2.39% effective rate). First home buyers eligible for the HBCS may pay significantly less or nothing.

Use the calculator above to estimate conveyance duty for any purchase price. The calculator also shows how Australian Capital Territory compares with other Australian states.

City scenario: Canberra

Canberra scenarios can diverge significantly between investor and eligible owner-occupier rates, so buyer type selection matters early.

In a Canberra scenario around $600,000, this page estimates upfront duty around $14,330 under current published rates.

Verify your result with the official source

Cross-check your estimate against official guidance from ACT Revenue Office . Confirming rates and concessions there helps validate assumptions before settlement.

ACT purchase-planning context

ACT conveyance duty uses separate schedules for eligible owner-occupiers and non-eligible transactions. Investor modelling should default to non-eligible rates unless eligibility is confirmed.

The Home Buyer Concession Scheme can remove duty for qualifying owner-occupiers, while investors generally remain fully exposed to duty. That split can materially affect strategy comparisons in Canberra.

Is stamp duty tax deductible?

Stamp duty paid on the purchase of an investment property is not an immediately deductible expense. Instead, it forms part of the cost base of the property for capital gains tax (CGT) purposes. This means when you eventually sell the investment property, the stamp duty you paid at purchase reduces your taxable capital gain, lowering your CGT liability.

For your principal place of residence, stamp duty is generally not tax deductible at all, as the main residence CGT exemption means the cost base is typically irrelevant.

Assumptions and limitations

Standard buyer rates shown. First home buyer concessions and foreign surcharges are calculated separately using the buyer type selector.
Non-eligible owner-occupier (investor) rates shown. Owner-occupiers pay lower rates.
Does not model off-the-plan concessions, regional variations, or exemptions for specific transaction types (e.g. related party transfers, family law).
Duty is calculated on the purchase price. In some cases, revenue offices may assess duty on the market value if it is higher than the contract price.

Stamp duty calculators for other states

Compare stamp duty across all Australian states and territories or view rates for a specific state:

Stamp Duty Calculator (all states and territories) - compare every state side by side
Stamp Duty Calculator NSW (New South Wales) - top rate: 7.0%
Stamp Duty Calculator VIC (Victoria) - top rate: 6.5%
Stamp Duty Calculator QLD (Queensland) - top rate: 5.75%
Stamp Duty Calculator WA (Western Australia) - top rate: 5.15%
Stamp Duty Calculator SA (South Australia) - top rate: 5.5%
Stamp Duty Calculator TAS (Tasmania) - top rate: 4.5%
Stamp Duty Calculator NT (Northern Territory) - top rate: 5.95%

Frequently asked questions

How much is stamp duty in the ACT?

ACT conveyance duty for non-owner-occupiers (investors) ranges from 0.6% for properties up to $200,000 to 5.86% for properties between $1M and $1.455M. Above $1,455,000, a flat rate of 4.54% applies (minus a $35,238 owner-occupier deduction for eligible buyers).

Are first home buyers exempt from stamp duty in the ACT?

Eligible first home buyers can access the Home Buyer Concession Scheme (HBCS), which provides full or partial duty exemption for properties up to $1,000,000. Income limits apply: $160,000 for singles and $227,000 for couples.

Does the ACT have a foreign buyer surcharge?

No. The ACT does not impose a foreign buyer surcharge on conveyance duty. However, foreign owners do pay an annual land tax surcharge of 0.75% of the Average Unimproved Value.

Do I pay stamp duty on investment property in the ACT?

Yes. Investors pay conveyance duty at the non-eligible owner-occupier rate, which is higher than the owner-occupier rate. The Home Buyer Concession Scheme does not apply to investment purchases.

Is the ACT abolishing stamp duty?

The ACT is progressively reforming its tax system to move away from stamp duty toward broad-based land taxes. However, conveyance duty still applies to property purchases. The "Buyer's Choice" scheme was considered but the transition is gradual.

Is stamp duty tax deductible in the ACT?

Stamp duty is not immediately deductible. For investment properties, it forms part of the cost base for CGT purposes.

Important Disclaimer

This calculator provides general information only and is not intended as tax advice, financial advice, or a recommendation to buy, sell, or hold any investment property. The results are estimates based on the information you provide and the tax rules applicable to the 2025-26 financial year.

Tax rules and rates are subject to change. The calculations may not account for all factors that apply to your specific situation, including but not limited to: HELP/HECS-HELP repayments, Medicare Levy Surcharge, private health insurance rebate adjustments, foreign income, or trust distributions.

We are not affiliated with the Australian Taxation Office (ATO) or any state or territory revenue office. All rates and thresholds are sourced from publicly available government data (see sources below).

Seek professional advice. For advice specific to your financial situation, speak with a registered tax agent, accountant, or licensed financial adviser.

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