- First home buyer, $1,000,000 established home
- $0
- Buying a $1,000,000 home to live in
- $33,958
- Investor buying at $1,000,000
- $36,950
Stamp duty calculator
Estimated stamp duty in Australian Capital Territory
$0
- Owner occupier rates
- $25,108
- Home Buyer Concession Scheme
- less $25,108
From 1 July 2026, no duty for buyers who haven't owned property in the last five years and will live in the home, with no income or price cap.
Estimate from the Australian Capital Territory schedule checked 21 October 2026. Concessions have conditions (living in the home, previous ownership, citizenship); your conveyancer confirms the final amount. How ACT stamp duty works
Stamp duty comes out of the same savings as your deposit. See what you could borrow with it included.
How conveyance duty works in Australian Capital Territory
The ACT calls it conveyance duty and has been cutting it for years while shifting tax onto annual general rates. Eligible owner occupiers pay lower rates than investors on the first $300,000, which saves $2,992 on any home priced between $300,000 and $1,455,000. Above $1,455,000 both pay the same flat rate on the whole value.
From 1 July 2026, commercial property worth $2.1 million or less pays no conveyance duty.
| Dutiable value | Duty |
|---|---|
| Up to $200,000 | $1.20 per $100 or part |
| $200,001 to $300,000 | $2,400 plus $2.20 per $100 or part over $200,000 |
| $300,001 to $500,000 | $4,600 plus $3.40 per $100 or part over $300,000 |
| $500,001 to $750,000 | $11,400 plus $4.32 per $100 or part over $500,000 |
| $750,001 to $1,000,000 | $22,200 plus $5.90 per $100 or part over $750,000 |
| $1,000,001 to $1,455,000 | $36,950 plus $6.40 per $100 or part over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 on the whole value |
| Dutiable value | Duty |
|---|---|
| Up to $260,000 | $0.28 per $100 or part |
| $260,001 to $300,000 | $728 plus $2.20 per $100 or part over $260,000 |
| $300,001 to $500,000 | $1,608 plus $3.40 per $100 or part over $300,000 |
| $500,001 to $750,000 | $8,408 plus $4.32 per $100 or part over $500,000 |
| $750,001 to $1,000,000 | $19,208 plus $5.90 per $100 or part over $750,000 |
| $1,000,001 to $1,455,000 | $33,958 plus $6.40 per $100 or part over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 on the whole value |
What it costs at different prices
| Price | First home buyer (established home) | First home buyer (new home) | Buying a home to live in | Investor |
|---|---|---|---|---|
| $500,000 | $0 | $0 | $8,408 | $11,400 |
| $650,000 | $0 | $0 | $14,888 | $17,880 |
| $800,000 | $0 | $0 | $22,158 | $25,150 |
| $1,000,000 | $0 | $0 | $33,958 | $36,950 |
| $1,250,000 | $0 | $0 | $49,958 | $52,950 |
| $1,500,000 | $0 | $0 | $68,100 | $68,100 |
First home buyers
From 1 July 2026, the Home Buyer Concession Scheme means no conveyance duty for eligible buyers, with no income test and no price cap. It covers new homes, established homes and vacant residential land.
Eligibility is broader than first home buyer: you, and any domestic partner, must not have owned or held an interest in any property in the last five years, and you must live in the home for at least a year, starting within a year of settlement.
The Australian Government 5% Deposit Scheme lets first home buyers purchase with a 5% deposit and no lenders mortgage insurance, up to $1,000,000 in Canberra. See first home buyers in Australian Capital Territory for every scheme in one place.
New homes, off the plan, house and land and vacant land
If you buy land and sign a separate contract to build, duty is assessed on the land only. If the seller builds before settlement (a house and land package or off the plan), duty is on the combined value. The ACT also has duty exemptions for some off the plan and new unit purchases.
Foreign buyers
The ACT does not charge extra conveyance duty on foreign purchasers, though foreign owners pay a separate annual land tax surcharge.
When stamp duty is paid
Conveyance duty is payable 14 days after the title is registered at Access Canberra, rather than at exchange.
Stamp duty usually comes out of the same savings as your deposit, which is why it changes what you can buy: every dollar of duty is a dollar that isn't reducing your loan. Lenders don't lend for duty itself, so it has to be covered by cash or equity.
Common questions
How much is stamp duty on a $1,000,000 home in Australian Capital Territory?
For someone buying a home to live in, about $33,958. An investor pays about $36,950, and an eligible first home buyer buying an established home pays about $0. These are calculated from the current ACT Revenue Office schedule.
Do first home buyers pay stamp duty in Australian Capital Territory?
From 1 July 2026, the Home Buyer Concession Scheme means no conveyance duty for eligible buyers, with no income test and no price cap. It covers new homes, established homes and vacant residential land.
Is stamp duty charged on a house and land package in Australian Capital Territory?
If you buy land and sign a separate contract to build, duty is assessed on the land only. If the seller builds before settlement (a house and land package or off the plan), duty is on the combined value. The ACT also has duty exemptions for some off the plan and new unit purchases.
Can I add stamp duty to my home loan?
Lenders lend against the property, not the duty, so duty normally has to come from your own savings or from equity in a property you already own. Some buyers use equity in an existing home, or a family guarantee, to cover it. Joshua can show you how that would work for your situation.
Sources
- ACT Revenue Office: conveyance duty for non commercial property, checked 21 October 2026
- ACT Revenue Office: about the Home Buyer Concession Scheme, checked 21 October 2026
- ACT Revenue Office: about conveyance duty, checked 21 October 2026
- firsthomebuyers.gov.au: 5% Deposit Scheme property price caps, checked 21 October 2026
General information only, not credit advice. It doesn’t take your objectives, financial situation or needs into account. Rules and figures change; check them, or talk to Joshua, before you rely on them.