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.
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?
Do first home buyers pay stamp duty in ACT?
What is the foreign buyer surcharge in ACT?
Is the ACT replacing stamp duty with land tax?
When is stamp duty due in ACT?
What is ACT Stamp Duty?
Stamp duty (also called transfer duty) is a state government tax paid when you purchase property in Australia. Each state and territory sets its own rates and thresholds.
How this calculator works
This calculator contains the complete stamp duty schedule for all 8 Australian states and territories: NSW, VIC, QLD, WA, SA, TAS, ACT, and NT. It applies the correct bracket rates for your property price. For first home buyers, it checks whether you qualify for a full exemption or concession based on state-specific thresholds (e.g., NSW exempts purchases up to $800,000). The state comparison view shows how much you'd pay in every state for the same property price, sorted from cheapest to most expensive.
What Is Stamp Duty?
Stamp duty (also called transfer duty) is a one-off state government tax paid when you purchase property or land in Australia. It is calculated as a percentage of the property's purchase price or market value (whichever is higher) and must be paid at or shortly after settlement. Stamp duty is one of the largest upfront costs of buying property and cannot be added to your mortgage — it must be paid from your own savings.
Why Does Stamp Duty Vary by State?
Each Australian state and territory sets its own stamp duty rates, thresholds, and concessions. This means the same property could attract very different duty amounts depending on which state it is located in. State governments rely on stamp duty as a major revenue source. The ACT is the only jurisdiction actively phasing out stamp duty, replacing it with higher annual land tax over a 20-year transition period.
First Home Buyer Concessions
Every state except SA offers stamp duty exemptions or concessions for first home buyers. These range from full exemptions (no duty payable) below a certain price threshold, to sliding-scale concessions that phase out as the price increases. The thresholds and eligibility requirements vary significantly between states — for example, NSW exempts purchases up to $800,000 while the ACT exempts up to $1,000,000. First home buyers should always check their state-specific concession before budgeting.
Foreign Buyer Surcharges
Most states impose an additional stamp duty surcharge on foreign buyers (non-residents and temporary visa holders) purchasing residential property. Surcharges range from 7% to 8% on top of the standard duty (QLD increased to 8% from 1 May 2025). Tasmania, the NT, and the ACT do not charge a foreign buyer stamp duty surcharge (the ACT 0.75% surcharge applies to land tax, not stamp duty).
Off-the-Plan Concessions
Several states offer stamp duty concessions for off-the-plan purchases (buying an apartment or townhouse before it is built). In NSW and VIC, duty may be calculated on the land value only at the contract date rather than the final completed value, which can result in significant savings. Eligibility and conditions vary by state.
When Is Stamp Duty Paid?
Stamp duty is typically due within 30 days of settlement (though this varies by state — in NSW it is due within 3 months of the contract date). Your solicitor or conveyancer usually handles the payment as part of the settlement process. Most states now allow electronic lodgement and payment through their revenue office portals.
Stamp Duty on a $700,000 Property — All States Compared (Standard Buyer)
| ACT | ~$17,100 |
| NT | ~$24,684 (formula-based) |
| QLD | ~$17,325 |
| TAS | ~$26,876 |
| NSW | ~$26,235 |
| SA | ~$30,830 |
| WA | ~$26,215 |
| VIC | ~$31,070 |
Amounts are approximate and based on standard published rates for an established residential property. Actual amounts may vary due to rounding and concessions. Foreign buyer surcharges are not included.
First Home Buyer Stamp Duty Exemption Thresholds by State
| NSW | Full exemption up to $800,000 (concession to $1,000,000) |
| VIC | Full exemption up to $600,000 (concession to $750,000) |
| QLD | Full exemption up to $700,000 (concession to $800,000) |
| WA | Full exemption up to $430,000 (concession to $530,000) |
| SA | No stamp duty exemption (FHOG of $15,000 for new homes instead) |
| TAS | Full exemption up to $750,000 for eligible first home buyers |
| ACT | Full exemption up to $1,020,000 (updated 1 Jul 2025) |
| NT | No stamp duty concession for first home buyers (FHOG of $50,000 for new homes instead) |
Thresholds and concessions change regularly. Always verify current thresholds with your state revenue office before making a purchase decision.
Worked Examples
$700,000 established property in NSW — standard buyer (not first home buyer)
Stamp duty: $26,235
- NSW uses a progressive bracket system
- First $16,000: $16,000 x 1.25% = $200
- $16,001 - $35,000: $19,000 x 1.50% = $285
- $35,001 - $93,000: $58,000 x 1.75% = $1,015
- $93,001 - $351,000: $258,000 x 3.50% = $9,030
- $351,001 - $700,000: $349,000 x 4.50% = $15,705
- Total stamp duty: $26,235
$600,000 established property in QLD — first home buyer
Stamp duty: $0 (fully exempt)
- Queensland FHB exemption threshold: $700,000 for established homes
- Purchase price of $600,000 is below the $700,000 threshold
- First home buyer qualifies for full stamp duty exemption
- Standard duty would have been approximately $11,550
- Total saving: $11,550
Official Sources
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.