Tax & government Australia
Stamp Duty Calculator ACT
In the Canberra region stamp duty is called conveyance duty, and the ACT has two residential schedules: a lower one for eligible owner-occupiers and a higher one for everyone else. From 1 July 2026 the Home Buyer Concession Scheme also dropped its price cap and income limit. This calculator applies the published schedules and the concession.
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Conveyance duty payable
—Duty on the owner-occupier schedule
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Duty on the other schedule
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Concession
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Share of the price
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How the duty is built
Working with a different rate? Edit the rates this calculator uses
These are the figures we verified on 2026-10-26. Change them to work with a historic period, or with a new rate that has been announced but which we have not published yet.
ACT Revenue Office, transactions from 1 July 2025
An estimate, not an assessment. An estimate from the published schedules. Duty depends on the contract date, the dutiable value and the concessions you qualify for, and the rules change. Confirm the figure with the ACT Revenue Office's own calculator or your conveyancer before you rely on it.
How much stamp duty do I pay in the ACT?
Duty depends on the price and on whether you are an eligible owner-occupier. On $800,000, an eligible owner-occupier pays $22,158 and any other buyer $25,150. From 1 July 2026, a buyer who qualifies for the Home Buyer Concession Scheme, because they have not owned property in the last five years and will live in the home, can pay no duty at all.
The Home Buyer Concession Scheme
From 1 July 2026 the ACT removed the price cap and the income threshold from the scheme. If you meet the remaining rules, which are that no buyer or domestic partner has owned property in the last five years and at least one buyer will live in the home for 12 months, you may pay no duty on any home. Buyers who do not meet them pay the owner-occupier or other schedule. The Pensioner and Disability Duty Concession schemes have also lost their price caps.
Choosing between schedules
The lower owner-occupier schedule is available to anyone who will live in the home for a year, even if they have owned before, up to $1,455,000. Investors pay the higher schedule, which costs about $2,000 to $3,000 more on a typical Canberra home. The tool shows both so you can see the difference.
To work out what you can borrow once duty is paid, use the mortgage calculator.
How this is calculated
The rule, step by step, so you can check any figure by hand.
owner-occupier schedule: up to $260,000 $0.28 per $100; $260,001 to $300,000 $728 plus $2.20 per $100; $300,001 to $500,000 $1,608 plus $3.40; $500,001 to $750,000 $8,408 plus $4.32; $750,001 to $1,000,000 $19,208 plus $5.90; $1,000,001 to $1,455,000 $33,958 plus $6.40other schedule: up to $200,000 $1.20 per $100; $200,001 to $300,000 $2,400 plus $2.20; $300,001 to $500,000 $4,600 plus $3.40; $500,001 to $750,000 $11,400 plus $4.32; $750,001 to $1,000,000 $22,200 plus $5.90; $1,000,001 to $1,455,000 $36,950 plus $6.40over $1,455,000: $4.54 per $100 on the whole value, on both scheduleseach rate is charged per $100 or part of $100Home Buyer Concession Scheme from 1 July 2026: a full concession, with no price cap or income limit, if you meet the eligibility rules
The ACT charges conveyance duty per $100 or part of $100, so the value is rounded up to the next $100 before the rate is applied. Because the marginal rates are high, a few thousand dollars on the price can add a few hundred dollars of duty. Above $1,455,000 the schedule becomes a flat rate on the whole value, which is why there is a step in the duty at that point.
To qualify as an eligible owner-occupier, at least one buyer must own and live in the home continuously for at least a year, starting within 12 months of settlement. The Home Buyer Concession Scheme has separate eligibility rules: all buyers and their domestic partners must not have owned property in the last five years, and at least one buyer must live in the home as their principal residence for 12 months. This tool takes your word on both.
A worked example
An $800,000 purchase.
- Eligible owner-occupier$22,158
- Other buyer (investor)$25,150
- With the Home Buyer Concession Scheme$0
- Owner-occupier duty as a share of the price2.77%
$22,158 as an owner-occupier, $0 with the concession.
Check eligibility with the ACT Revenue Office before you rely on the concession.
Other costs
Conveyancing, building and pest inspections, loan fees and lender's mortgage insurance for small deposits come on top of duty. The ACT also charges a certificate of rates fee when you buy, which has increased in 2026-27, and a registration fee.
What it leaves out
Commercial properties, off-the-plan and newly unit-titled exemptions, pensioner and disability concessions, and aggregated transactions are not modelled. They are described on the ACT Revenue Office site.
What this calculator does not do
- Residential schedules from 1 July 2025
- Concessions taken on trust
- Commercial and special exemptions not modelled
- An estimate, not an assessment
Common questions
What is stamp duty called in the ACT?
Conveyance duty.
Who pays less duty in the ACT?
Eligible owner-occupiers pay the lower schedule, and Home Buyer Concession Scheme buyers may pay none.
Did the Home Buyer Concession Scheme change?
Yes. From 1 July 2026 the price cap and income threshold were removed.
Is duty charged on the price or the value?
On the greater of the price and the unencumbered value.
Where can I get the exact figure?
From the ACT Revenue Office's conveyance duty calculator.
Where these numbers come from
- ACT Revenue Office — conveyance duty for non-commercial property The residential rates of duty for transactions on or after 1 July 2025
- ACT Revenue Office — ACT Budget 2026-27 updates The Home Buyer Concession Scheme changes from 1 July 2026
Rates last verified 2026-10-26 Every figure ACT Revenue Office sets is re-checked against the source at least once a year, and again whenever a change is announced. Out of date? Tell us and we will fix it.
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