Australian Stamp Duty Guide
Comprehensive stamp duty information for all Australian states and territories. Select your state below to view specific rates, concessions, and eligibility requirements.
ACT Conveyance Duty Calculation Guide
Basic Calculation Framework
Conveyance duty (commonly known as stamp duty) in the ACT is calculated based on either the property's sale price or its current market value, whichever is higher.
- Payment is required within 14 days of when the title to your property is registered at Access Canberra
- Conveyance duty is always paid by the buyer, not the seller
- You must complete a Buyer Verification Declaration before lodging the transfer instrument
- Your solicitor/conveyancer typically handles the payment process and lodgement on your behalf
Eligible Owner-Occupier Rates (from 1 July 2024)
Eligible owner-occupiers receive reduced conveyance duty rates. To qualify, at least one buyer must live in the home continuously for at least one year, starting within 12 months of settlement.
| Property Value | Conveyance Duty Calculation |
|---|---|
| Up to $260,000 | $0.40 for every $100 or part thereof |
| $260,001 to $300,000 | $1,040 plus $2.20 per $100 over $260,000 |
| $300,001 to $500,000 | $1,920 plus $3.40 per $100 over $300,000 |
| $500,001 to $750,000 | $8,720 plus $4.32 per $100 over $500,000 |
| $750,001 to $1,000,000 | $19,520 plus $5.90 per $100 over $750,000 |
| $1,000,001 to $1,455,000 | $34,270 plus $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 applied to total transaction value |
Non-Owner Occupier Rates (Investment Properties)
Standard rates apply to investment properties and purchases where the owner-occupier criteria cannot be met.
| Property Value | Conveyance Duty Calculation |
|---|---|
| Up to $200,000 | $1.20 for every $100 or part thereof |
| $200,001 to $300,000 | $2,400 plus $2.20 per $100 over $200,000 |
| $300,001 to $500,000 | $4,600 plus $3.40 per $100 over $300,000 |
| $500,001 to $750,000 | $11,400 plus $4.32 per $100 over $500,000 |
| $750,001 to $1,000,000 | $22,200 plus $5.90 per $100 over $750,000 |
| $1,000,001 to $1,455,000 | $36,950 plus $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | $4.54 per $100 applied to total transaction value |
Commercial Property Rates
Commercial properties benefit from significant concessions in the ACT:
- Properties valued at $1,900,000 or less: No conveyance duty payable
- Properties valued over $1,900,000: Flat rate of 5% applies to the total value
Home Buyer Concession Scheme (HBCS)
The ACT offers a comprehensive home buyer concession scheme that can provide full or partial exemptions:
Full Exemption
- • Properties up to $1,000,000
- • Subject to income thresholds
- • Maximum benefit capped at $34,270 (2024-25)
Partial Concessions
- • Properties $1,000,000 - $1,455,000
- • Tapered rates apply
- • Concession amount reduces as price increases
Income Thresholds (from 1 July 2024)
| Dependent Children | Maximum Assessed Taxable Income |
|---|---|
| 0 | $250,000 |
| 1 | $254,600 |
| 2 | $259,200 |
| 3 | $263,800 |
| 4 | $268,400 |
| 5 or more | $273,000 |
Eligibility requirements: All buyers must be 18+, cannot have owned property in the last 5 years (extended from 2 years in 2024), must live in the property for at least 12 months starting within 12 months of settlement, and household income must not exceed thresholds.
Off-the-Plan and New Property Exemptions
The ACT provides specific exemptions for new developments to encourage housing supply:
- Off-the-plan units: No duty on unit-titled properties (apartments/townhouses) up to $1,000,000 for owner-occupiers (from 1 July 2024 to 30 June 2025)
- Dual occupancy developments: Full exemption for initial transfer of unit-titled dwellings on suburban residential blocks (RZ1) up to $800,000 (27 November 2023 to 30 June 2026), temporarily extended to $1 million for 2024-25
- RZ1 units: Special exemptions available for specific zoned developments
Foreign Buyers and Land Tax
The ACT does not impose a foreign buyer stamp duty surcharge, making it unique among Australian jurisdictions. However, foreign owners are subject to additional land tax:
- No foreign buyer stamp duty surcharge: Unlike other states, the ACT does not charge additional stamp duty for foreign purchasers
- Foreign owner land tax surcharge: 0.75% annual surcharge on the Average Unimproved Value for foreign owners of residential property
- Exemption for principal residence: No surcharge if the foreign owner lives in the ACT property as their principal place of residence
Additional Concession Schemes
Pensioner Duty Concession Scheme
Full or partial stamp duty concession for pensioners purchasing property valued below the median property value.
Disability Duty Concession Scheme
Full stamp duty concession for persons with long-term and permanent disability purchasing their principal place of residence.
Standard Exemptions
- Transfers between spouses or de facto partners
- Deceased estate transfers
- Special disability trust exemptions
- Loose-fill asbestos buyback concessions
Property Types and Considerations
How Duty is Calculated
- Existing properties: Duty paid on combined value of house and land
- House and land packages: Duty paid on total package value even if built under separate contract
- Vacant land only: Duty paid on land value only if building under separate contract
- Land rent scheme properties: Special rates may apply
Payment Deferral Options
Under certain circumstances, buyers may be eligible to defer duty payment. This must be applied for at the time of lodging the Buyer Verification Declaration.
Additional Costs and Considerations
Government Fees
- Transfer (lodgement) fees: varies by property type
- Mortgage registration fees: approximately $150
- Certificate of rates, land tax and other charges: $138
Professional Services
- Conveyancer/solicitor fees: typically $1,200-$2,500
- Building and pest inspections: $300-$800
- Property valuation fees: $300-$800
Important Payment and Process Notes
- Transaction date is the date of contract exchange, not settlement
- Interest applies to late payments; no payment plans available for conveyance duty
- Keep all records for at least 5 years after settlement
- Buyers Verification Declaration must be completed before title registration
- Notice of Assessment emailed after title registration; payment due within 14 days
Important Note
This information is for general guidance only and should not replace professional advice. Conveyance duty calculations can be complex and individual circumstances may affect the final amount payable. Always consult with qualified professionals such as solicitors, conveyancers, or financial advisers for advice specific to your situation. Use the official ACT Revenue Office calculator for precise duty estimates.
References:
- ACT Revenue Office Conveyance Duty: revenue.act.gov.au/duties/conveyance-duty
- ACT Home Buyer Concession Scheme: revenue.act.gov.au/home-buyer-assistance/home-buyer-concession-scheme
- ACT Conveyance Duty Calculator: revenue.act.gov.au/self-assessment-tools-and-forms/calculators/conveyance-duty-calculator
- ACT Off-the-Plan Unit Duty Exemption: revenue.act.gov.au/home-buyer-assistance/owner-occupier-duty-concession
Important Disclaimer
- This information is provided for general guidance purposes only
- Stamp duty rates and regulations change frequently - always verify current rates
- Individual circumstances may affect calculations and eligibility
- Always consult with qualified professionals for advice specific to your situation