ACT Stamp Duty Calculator 2026: First Home Buyer Savings

What are the conveyance duty rates in the Australian Capital Territory?

These are the rate tables published by the ACT Revenue Office and the legislation behind them, set out as data with the date of each source page. The calculator above and every worked figure on this page use these scales, so you can check any result against them by hand.

ACT conveyance duty for eligible owner occupier transactions, transactions on or after 1 July 2025, as published by the ACT Revenue Office (the page shows no date). The page cites the 2026 amounts payable determination, which commences on 1 July 2026, and shows these amounts unchanged from 1 July 2025. The rate depends on the transaction date.

ACT conveyance duty for transactions that are not eligible owner occupier transactions, transactions on or after 1 July 2025, as published by the ACT Revenue Office.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown.

How much is stamp duty on common prices in the Australian Capital Territory?

On $900,000 the conveyance duty in the Australian Capital Territory is $28,058 for a home buyer who is not a first home buyer, and $0 for a first home buyer buying an established home. The table runs 10 common prices through the same engine as the calculator.

Calculated by the same engine as the calculator, to the cent where the office rate scale calls for it. The first home buyer columns assume the buyer meets every condition for the concession; the sections below set the conditions out. They leave out grants, fees and surcharges.

How does conveyance duty change with the price in the Australian Capital Territory?

Between $300,000 and $1,500,000 the standard duty in the Australian Capital Territory rises from $1,608 to $68,100. The first home buyer line shows what an eligible buyer of an established home pays at each price in the same range.

Conveyance duty by purchase price in the Australian Capital Territory, from $300,000 to $1,500,000 in steps of $50,000. Both lines come from the same engine as the calculator. The table below holds every plotted point.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown.

How much is stamp duty in the ACT?

Stamp duty on a $750,000 home in the ACT is $19,208 at the owner occupier rate. At $1,000,000 it is $33,958. An eligible first home buyer pays $0 on either price from 1 July 2026, because the Home Buyer Concession Scheme now covers every price.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown; About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026.

What is stamp duty called in the ACT?

The ACT calls it conveyance duty. It is a tax the buyer pays on the transfer of property and is charged on the greater of the purchase price and the market value. The ACT Revenue Office sets and collects it.

Source: About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026.

How is stamp duty calculated in the ACT?

Find your band in the Revenue Office table, take its fixed amount, then add the band's rate for every $100, or part of $100, above the band's start. For a $600,000 home that is $8,408 plus $4.32 for every $100 over $500,000, which comes to $12,728.

Worked example at $600,000: the amount over $500,000 is $100,000. At $4.32 per $100 it is added to the fixed $8,408 to give $12,728.

The Revenue Office words every band as per $100 or part thereof, so a part of $100 above the band start is charged as a full $100. Above $1,455,000 the flat $4.54 per $100 applies to the whole value. For prices that are not round, the Revenue Office calculator is the final check.

If you buy house and land together, or the seller builds the house under the same contract, duty is on the combined value. If you buy land under one contract and build under a separate contract, duty is on the land contract only.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown; About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026.

Do first home buyers pay stamp duty in the ACT?

Not if they qualify. From 1 July 2026 an eligible first home buyer pays no conveyance duty on a home or vacant residential land, with no income threshold and no property value limit. You still have to meet the Home Buyer Concession Scheme conditions on age, ownership history and residence.

The ACT Government describes this as a full duty concession, not a blanket exemption, and the conditions below apply. The Revenue Office page shows $0 duty payable for homes and vacant land.

• Eligible buyers pay $0 on an $800,000 home and $0 on a $1,500,000 home.
• The saving against the owner occupier rate is $22,158 at $800,000.
• Before 1 July 2026 the scheme had an income test and a property value cap. Both are removed.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026; ACT Budget 2026 to 2027 updates, ACT Revenue Office, Effective 1 July 2026, no date shown; Stamp duty exemptions expanded in the ACT, ACT Government, 3 July 2026.

Who is eligible for the ACT Home Buyer Concession Scheme?

You must be an individual aged 18 or over, with no ownership of any other property in the last 5 years, and you must live in the home as your principal place of residence for at least one continuous year. All buyers and their domestic partners are tested. Companies and trusts are not eligible.

The page does not mention citizenship. Buyers assess their own eligibility, and the Revenue Office does not confirm it when it issues the assessment, so keep your records.

• Age: an individual 18 or over (the Commissioner can allow someone under 18 where it is fair and reasonable).
• Buyer type: individuals only. Purchases through a company, as a trustee, as a partnership, or as an agent of one of these are not eligible.
• Ownership: you must not have owned or held an interest, legal or equitable, in any other property in the last 5 years, measured from the transaction date. This covers all buyers including domestic partners. Limited exemptions exist, including for property acquired as an executor or trustee, separation from a spouse, and family violence.
• Residence: you must own and live in the home as your principal place of residence continuously for at least one year, starting within one year of settlement (or of the certificate of occupancy for vacant land). The Commissioner can extend this for unforeseen circumstances if you apply within 18 months.
• Property: all ACT residential properties are eligible, including new homes, established homes and vacant residential land.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026.

Is there an income limit or price cap for the ACT first home buyer concession?

No. From 1 July 2026 the Home Buyer Concession Scheme has no income threshold and no property value limit. Before that date the scheme was income tested and capped on value. A home at $2,000,000 now pays $0, the same as one at $500,000, provided you meet the other conditions.

The 1 July 2026 change also removed the price cap from the Pensioner Duty Concession Scheme, the Disability Duty Concession Scheme and the off the plan unit duty exemption.

Older articles still describe income limits and a $1,020,000 value limit. For transactions from 1 July 2025 to 30 June 2026 the Revenue Office set the limit for a full concession at $1,020,000, with partial relief up to $1,455,000. Both apply only to earlier transactions.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026; ACT Budget 2026 to 2027 updates, ACT Revenue Office, Effective 1 July 2026, no date shown; Stamp duty exemptions expanded in the ACT, ACT Government, 3 July 2026.

Does my partner's past property ownership count for the ACT concession?

Yes. The 5 year look back applies to every buyer and their domestic partners. If you or your partner owned or held an interest in any other property in the 5 years before the transaction date, you do not qualify, unless one of the limited exemptions applies.

The look back was 2 years for transactions before 1 July 2024 and became 5 years from that date. Articles written before then may give the shorter period.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026.

Does the ACT concession apply to new homes, established homes and vacant land?

Yes. The Revenue Office says all ACT residential properties are eligible, including new homes, established homes and vacant residential land. For vacant land the one year residence period starts within one year of the certificate of occupancy rather than settlement.

Duty on house and land bought together is on the combined value. A separate building contract is not part of the duty.

Duty for an eligible first home buyer by type of purchase, compared with the owner occupier rate.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026; About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026; Conveyance duty for non commercial property, ACT Revenue Office, No date shown.

Do investors pay a different rate of stamp duty in the ACT?

Yes, a different table can apply. The Revenue Office publishes a second scale for transactions that are not eligible owner occupier transactions. At $800,000 it gives $25,150 against $22,158 on the owner occupier scale. Read the definition of an eligible owner occupier transaction below before you rely on either figure.

The Revenue Office defines an eligible owner occupier transaction as one where at least one buyer owns and lives in the home continuously for at least one year, starting within 12 months of settlement, or of the certificate of occupancy for land. Any other transaction uses the second table. Use the Revenue Office calculator to see which table applies to your purchase.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown.

Why does ACT stamp duty jump above $1,455,000?

Above $1,455,000 the ACT charges a flat $4.54 per $100 on the whole value instead of a band rate. That makes duty at $1,455,000 come to $63,078, and at $1,500,000 $68,100. The flat rate on the whole price creates a step, not a smooth curve.

In the last band below it, the scale is $33,958 plus $6.40 per $100 over $1,000,000. A price just under the cap pays the band rate, and a price above it pays the flat rate on everything.

Source: Conveyance duty for non commercial property, ACT Revenue Office, No date shown.

How do I claim the ACT Home Buyer Concession?

You complete the online Buyer Verification Declaration before the title transfer is registered. Transactions from 1 July 2024 use code HBC24. If you miss it, you can apply within 12 months of lodging the transfer using the form for a concession, exemption or correction of duty after registration of title.

For transactions from 1 July 2026 there is no duty to pay, so there is no balance to defer. Enquiries go to the ACT Revenue Office on (02) 6207 0028, option 3.

Source: Claim the Home Buyer Concession, ACT Revenue Office, No date shown.

When is stamp duty paid in the ACT?

After settlement you, or your agent, have 14 days to lodge the transfer for registration with Access Canberra, and late lodgement can attract penalty tax. Once the title is registered the Revenue Office emails a notice of assessment, and duty is payable 14 days after registration, by BPAY or electronic funds transfer. Late payments attract interest. The rate depends on the transaction date, not settlement.

The transaction date is the date of the grant, transfer or agreement for transfer, whichever comes first.

Source: About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026.

Can stamp duty be added to a home loan in the ACT?

Duty is payable to the ACT Revenue Office 14 days after the title is registered, and the transfer must be lodged within 14 days of settlement. Whether a lender lets you borrow towards it is that lender's own policy, so ask the lender. For an eligible first home buyer from 1 July 2026 there is no duty to fund.

Source: About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026; About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026.

Is there a first home owner grant in the ACT?

No. The ACT Revenue Office says First Home Owner Grant payments ceased in the ACT on 1 July 2019. The Home Buyer Concession Scheme replaced it, so the help for ACT first home buyers is the duty concession rather than a cash grant.

Source: First Home Owner Grant, ACT Revenue Office, No date shown.

What other stamp duty concessions are there in the ACT?

The ACT also has the Pensioner Duty Concession Scheme, the Disability Duty Concession Scheme, an off the plan unit duty exemption and, from 1 July 2026, a Newly Unit Titled Duty Exemption. The price cap is removed from the first three. Each has its own conditions, so check the Revenue Office page.

• Pensioner scheme: the 12 month wait for Gold Card holders is removed and Department of Veterans' Affairs Service Pension recipients are now eligible.
• Disability scheme: the ACT Government says NDIS participants in the scheme pay no duty, and buyers must not have owned property in the two years before.
• Newly Unit Titled Duty Exemption: for owner occupiers buying a newly built unit titled property that was not sold off the plan.
• Commercial conveyance duty: $0 up to $2,100,000 and a flat 5% above.

Source: ACT Budget 2026 to 2027 updates, ACT Revenue Office, Effective 1 July 2026, no date shown; Stamp duty exemptions expanded in the ACT, ACT Government, 3 July 2026; Conveyance duty for commercial property, ACT Revenue Office, Effective 1 July 2026, no date shown.

What are the common mistakes with ACT stamp duty?

The common mistakes are relying on an article from before 1 July 2026, forgetting that the 5 year look back covers your domestic partner too, and skipping the Buyer Verification Declaration. Another is moving out of the home before the one continuous year of residence has ended.

• Believing the income limit or $1,020,000 cap still applies. Both are gone for transactions from 1 July 2026.
• Counting only your own ownership history. Domestic partners count too.
• Assuming the rate follows settlement. The transaction date sets the rate.
• Forgetting to claim before the title is registered, or after the 12 month late claim window.
• Not living in the home for a continuous year as your principal place of residence.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026; Claim the Home Buyer Concession, ACT Revenue Office, No date shown; About conveyance duty (stamp duty), ACT Revenue Office, Modified 12 August 2026.

What changed in the Australian Capital Territory in 2025 and 2026?

On 1 July 2026 the ACT removed the income threshold and the property price cap from the Home Buyer Concession Scheme. On 1 July 2025 the lowest owner occupier band became $0.28 per $100 for values up to $260,000. The 5 year look back has applied since 1 July 2024. The Revenue Office calls it a concession with conditions.

Source: About the Home Buyer Concession Scheme, ACT Revenue Office, Modified 1 July 2026; ACT Budget 2026 to 2027 updates, ACT Revenue Office, Effective 1 July 2026, no date shown; Stamp duty exemptions expanded in the ACT, ACT Government, 3 July 2026; Major housing reforms commence today, ACT Government, 1 July 2026; Conveyance duty for non commercial property, ACT Revenue Office, No date shown; Taxation Administration (Amounts Payable, Duty) Determination 2026, ACT Legislation Register, Sections 1 and 2 commenced 30 June 2026, remainder commences 1 July 2026.

Australian Capital Territory conveyance duty questions answered

Sources

How we checked: every rate and threshold on this page was read on the ACT Revenue Office and ACT Government pages listed below on 28 October 2026, and every duty figure is calculated by the same engine as the calculator.

Rates and thresholds come from the ACT Revenue Office and the legislation listed above. For a binding figure, use the ACT Revenue Office or ask your conveyancer.