ACT
Australian Capital Territory
$25,424
2.99% of price
Tools · Settlement · ACT
Australian Capital Territory stamp duty calculator
The ACT is actively phasing out stamp duty — rates have dropped each year since 2012 and continue to fall. Owner-occupiers pay substantially less than the brackets suggest; concession applies automatically on PPOR. No state-level foreign surcharge (Commonwealth rules apply). The calculator models current rates but check the ACT Revenue Office if buying mid-year — schedules update 1 July.
Primary source: ACT Revenue Office · Duties Act 1999 (ACT) · last reviewed 2026-04-20
Step 1 · Inputs
Set the purchase details.
Results update below when you change price, buyer status, or surcharge status.
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Tip: A two-bedroom unit in Parramatta sells around $780,000. Try that to see the duty on an investor purchase vs first home buyer.
Australian Capital Territory total at this price
total payable $25,424 · standard duty $25,424
Step 2 · Calculator output
Read the Australian Capital Territory duty bill.
Got a question about this result?
Ask The Steward.
The specialist already knows your price ($850,000) and state (ACT). Ask about timing, investor vs owner-occupier differences, or how the duty stacks with deposit + loan.
What makes Australian Capital Territory different.
ACT operates a Home Buyer Concession Scheme means-tested on income rather than price — ask the Steward about eligibility. 7.5% foreign purchaser surcharge.
FHB treatment: No general FHB duty exemption. Full eligibility at the source .
Foreign purchaser surcharge: 8% additional duty applies on top of standard rates.
Use the calculator above for your specific price. Every bracket is cited to the Duties Act section in the source chips. For situations that don’t map cleanly (trust purchases, off-the-plan concessions, deceased estate transfers, pensioner exemptions), email hello@propautopilot.ai.
Australian Capital Territory — frequently asked
The questions ACT buyers actually ask.
How much is stamp duty on a $1 million home in the ACT?+
ACT stamp duty is actively being phased down year-on-year under the 2012 tax reform program. For owner-occupiers the effective rate on a $1,000,000 purchase is materially lower than the published brackets suggest — check the current year's concession schedule. Foreign purchasers have no ACT-specific surcharge (federal rules apply).
Is the ACT really phasing out stamp duty?+
Yes, over a 20-year transition that started in 2012. Rates drop every financial year and are partially replaced by higher general rates on land. By the mid-2030s stamp duty on residential transactions is projected near zero for owner-occupiers. Investors pay the same declining schedule plus land tax.
Does the ACT have a first home buyer concession?+
The ACT runs the Home Buyer Concession Scheme (HBCS) — an income-tested concession that can reduce duty to zero for eligible buyers. Income caps apply (around $170K household income for a couple, indexed annually). The scheme replaces the previous FHB-only concession with a broader low-to-mid-income buyer benefit.
What income limits apply to the ACT Home Buyer Concession Scheme?+
As of 2025-26: ~$170K combined household income for couples, lower thresholds for singles + dependants. The scheme reduces or eliminates stamp duty for eligible buyers without restricting to first-home status. Check the ACT Revenue Office for current-year thresholds, which index annually with CPI.
Are off-the-plan purchases treated differently in the ACT?+
The ACT off-the-plan regime focuses on the leasehold land system unique to the territory. Purchases of unregistered new-build apartments/townhouses can attract reduced duty where construction has not started. Specific concessions vary year-to-year; confirm with ACT Revenue Office before contracting.
Does the ACT have a pensioner duty concession?+
Yes — eligible pensioners downsizing to a smaller PPOR can claim the Pensioner Duty Concession. Eligibility requires Pensioner Concession Card holder status and PPOR-to-PPOR transfer of equal or lesser value within prescribed timeframes.
Why does the ACT have leasehold land instead of freehold?+
The ACT uses 99-year leasehold (Crown leases) instead of freehold ownership — a legacy of Federal Capital Territory administration. Practically this affects how 'land' is dutiable and how rates are charged annually. For ordinary residential transactions it doesn't change duty calculation but affects long-term ownership rights.
Can I refund ACT stamp duty if the contract falls through?+
Yes — refunds available under Section 50 Duties Act 1999 (ACT) where the contract is cancelled, rescinded, or set aside before transfer. Apply via the ACT Revenue Office with executed cancellation documentation. Typical processing 4-6 weeks.
How is land rent treated in the ACT vs stamp duty?+
The ACT 'land rent scheme' is a separate program where buyers pay annual land rent (typically 2-4% of land value) instead of buying the land outright. Stamp duty applies on the building component only. Land rent is being phased out for new entries; existing land-rent contracts continue.
Do spouses transferring an ACT PPOR pay stamp duty?+
Transfers between spouses or de facto partners on a PPOR can be exempt under Section 76 Duties Act 1999 (ACT). Investment property spouse-transfers attract full duty unless under a court-ordered Family Court settlement (separate exemption under Section 76A).
How it works
Direct from ACT Revenue Office.
Brackets pulled from Duties Act 1999 (ACT). Verified against the primary source on 2026-04-20. Refreshed quarterly — any rate change lands within two weeks. We never cache rates without showing the verified-at date.
General information only — not tax, legal, or financial advice. Confirm with a licensed conveyancer before signing. hello@propautopilot.ai for calculation questions.
Keep going.
Calculators are inputs to a decision, not the decision. The pages below extend the math into context.
Guides
- First home buyer guide — Australia 2026
Stamp duty exemptions are the largest FHB benefit in most states.
- Home Guarantee Scheme explained
Stack HGS with state stamp-duty exemption where eligible.
- How to find investment properties
Stamp duty is step 1 of the 10-step underwriting framework.
- Negative gearing explained
Stamp duty is part of cost base — affects CGT at sale, not annual deduction.
Sibling tools
- Buying power calculator
Add stamp duty to your full upfront cash position.
- Cashflow projector
10-year cashflow including the upfront stamp-duty hit.
- CGT calculator
Stamp duty enters cost base — affects CGT at exit.
Chapter 2 — How much can you actually borrow, and at what cost — Deposit, LMI, APRA serviceability buffer, stamp duty per state, FHSS withdrawal, and the four government schemes that change the maths. Run the calculators as you read.