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ACT Stamp Duty Calculator

Calculate stamp duty (conveyance duty) in the ACT. First home buyers exempt up to $1,000,000 — the most generous threshold in Australia.

Data stays on your deviceATO sourced data

Calculate stamp duty (conveyance duty) in the ACT. The ACT has the most generous first home buyer threshold in Australia at $1,000,000 and is gradually phasing out stamp duty in favour of higher land tax.

  • First home buyers are fully exempt on properties up to $1,000,000
  • The ACT is progressively replacing stamp duty with annual land tax
  • Foreign buyer surcharge is 0.75% of the property value
  • Duty rates in the ACT use a unique formula rather than simple brackets

Disclaimer

This calculator provides estimates for general information purposes only. Results should not be relied upon as professional financial, tax, or legal advice. Tax rates and thresholds are based on publicly available ATO data and may change. Always consult a qualified tax agent or financial adviser for advice specific to your circumstances.

Frequently Asked Questions

How much is stamp duty on a $800,000 property in ACT?
On an $800,000 property in the ACT, a standard buyer pays approximately $23,900 in conveyance duty. The ACT uses a unique formula-based calculation rather than simple brackets. First home buyers purchasing at $800,000 would be fully exempt, as the ACT's first home buyer threshold is $1,000,000 — the highest in Australia.
Do first home buyers pay stamp duty in ACT?
First home buyers in the ACT are fully exempt from stamp duty on properties valued up to $1,000,000 — by far the most generous threshold in Australia. There are no sliding concessions; the exemption is a clean cut-off. You must live in the property for at least 1 year as your principal residence. The property can be new or established, and there is no income test for eligibility.
What is the foreign buyer surcharge in ACT?
The ACT charges a foreign buyer surcharge of 0.75% of the property's dutiable value — significantly lower than the 7-8% surcharges in most other states. On a $700,000 property, this adds only $5,250 compared to $49,000-$56,000 in NSW or VIC. This makes the ACT one of the most affordable jurisdictions for foreign property buyers.
Is the ACT replacing stamp duty with land tax?
Yes, since 2012 the ACT has been progressively reducing stamp duty rates and increasing annual rates and land tax to create a more stable revenue base. The transition is planned over approximately 20 years. Current buyers still pay stamp duty, but at lower rates than they would have historically. Eventually, stamp duty is expected to be fully replaced by land tax in the ACT.
When is stamp duty due in ACT?
In the ACT, conveyance duty must be paid within 14 days of settlement. This is one of the shorter payment windows in Australia. Your conveyancer or solicitor will arrange payment to the ACT Revenue Office as part of the settlement process. Late payment incurs penalty tax and interest. For off-the-plan purchases, duty may be deferred until settlement.

What is ACT Stamp Duty?

Stamp duty in the ACT (officially called conveyance duty) is calculated using a unique formula-based approach rather than simple brackets. The ACT has the most generous first home buyer threshold in Australia at $1,020,000 (from 1 Jul 2025) and is gradually phasing out stamp duty in favour of higher land tax.

How this calculator works

This calculator applies the current ACT Revenue Office conveyance duty formula. The ACT uses a marginal tax rate system with rates that effectively range from about 0.6% for lower-value properties up to 5.17% for high-value properties. First home buyer exemptions are applied automatically — full exemption on properties up to $1,000,000 with no sliding concession (it is a clean cut-off). The foreign buyer surcharge in the ACT is only 0.75%, significantly lower than other states. The ACT is progressively replacing stamp duty with annual land tax over a 20-year transition.

All calculations are performed in your browser — your data never leaves your device. Results are for general guidance only and should not be considered professional financial advice.

Built and maintained by Konstantin Iakovlev. Data sourced from the ATO and official Australian government sources.

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