In the Australian Capital Territory (ACT), this tax is officially known as Conveyance Duty. While it’s typically a major cost, the ACT offers the country’s best stamp duty scheme: the Home Buyer Concession Scheme (HBCS).
You won’t have to pay the conveyance duty on homes up to $1.02 million if you meet the scheme’s income and ownership criteria.
Use our ACT Stamp Duty Calculator to get an estimate of how much transfer duty you will need to pay.
ACT Stamp Duty Exemptions And Concessions
Below is a rundown of the major concessions and exemptions available in for homebuyers.
Home Buyer Concession Scheme (HBCS)
Eligible homebuyers in the ACT can benefit from the Home Buyer Concession Scheme, which offers:
- Full stamp-duty exemption for properties valued up to $1.02 million.
- Stamp-duty discounts of up to $35,238 for properties valued up to $1,455,000.
- For properties valued above $1,455,000, a flat rate of $4.54 per $100 is applied to the total dutiable value, less an amount of $35,238.
This scheme applies to all residential properties in the ACT, including vacant land, new homes, and established homes.
To be eligible for the scheme:
- All buyers of the home or land must be at least 18 years old.
- The assessed taxable income (income minus deductions) of all buyers, including their partners (if any) must not be greater than the income threshold shown below.
- All buyers, including their partners (if any), must not have owned any other property in the last five years.
- At least one buyer must live in the home continuously for at least one year, starting within 12 months of settlement or completion of construction.
Income Threshold
To be eligible to pay no duty, the total income of the buyers from the previous financial year must be less than or equal to the threshold below:
| Number of Dependent Children | Total Income Threshold |
|---|---|
| 0 | $250,000 |
| 1 | $254,600 |
| 2 | $259,200 |
| 3 | $263,800 |
| 4 | $268,400 |
| 5 or more | $273,000 |
Off-the-Plan Unit Duty Exemption
Buying a unit-titled apartment or townhouse off the plan to live in? For contracts exchanged from 1 July 2025 to 30 June 2026, there’s no duty on eligible purchases valued at $1,020,000 or less. To qualify, the contract must be signed within the dates above, the property must be unit-titled, and at least one buyer must live in the home for 12 months, starting within 12 months of completion/settlement.
Pensioner Duty Concession Scheme (PDCS)
For eligible pensioners downsizing or right-sizing. Offers the same exemption and concession settings as the HBCS. To qualify, at least one buyer is an eligible pensioner; the home will be owner-occupied; one buyer will live in the property for 12 months starting within 12 months of settlement/completion; and the former home is sold within one year before or after registration.
Disability Duty Concession Scheme (DDCS)
For buyers connected to a person with a long-term, permanent disability who holds an NDIS individual funding package. Offers the same exemption and concession settings as the HBCS. To qualify, the property must be the principal place of residence; the buyer generally acquires at least 51% of the home; one buyer will live in it for 12 months starting within 12 months of settlement/completion; and no other land has been owned in the previous two years (limited exceptions apply).
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How Is Stamp Duty Calculated In The ACT?
The conveyance duty in the ACT is calculated on the dutiable value of the property. The dutiable value would be the market price or the purchase price, whichever is higher.
The higher the dutiable value of the property, the more expensive the stamp duty will be.
Applicable ACT stamp-duty rates for an owner-occupied property from 1 July 2024:
| Purchase Price/Value | Stamp Duty (Conveyance Duty) Rate |
|---|---|
| Up to $260,000 | $0.28 for every $100 or part of $100 |
| $260,001 to $300,000 | $728, plus $2.20 for every $100 or part of $100 in excess of $260,000 |
| $300,001 to $500,000 | $1608, plus $3.40 for every $100 or part of $100 in excess of $300,000 |
| $500,001 to $750,000 | $8408, plus $4.32 for every $100 or part of $100 in excess of $500,000 |
| $750,001 to $1,000,000 | $19,208, plus $5.90 for every $100 or part of $100 in excess of $750,000 |
| $1,000,001 to $1,455,000 | $33,958, plus $6.40 for every $100 or part of $100 in excess of $1,000,000 |
| $1,455,000 and over | A flat rate of $4.54 per $100 applied to the purchase price |
Applicable ACT stamp duty rates for an investment property:
| Purchase Price/Value | Stamp Duty (Transfer Duty) Rate |
|---|---|
| Up to $200,000 | $1.20 for every $100 or part of $100 |
| 200,001 to $300,000 | $2400, plus $2.20 for every $100 or part of $100 in excess of $200,000 |
| $300,001 to $500,000 | $4600, plus $3.40 for every $100 or part of $100 in excess of $300,000 |
| $500,001 to $750,000 | $11,400, plus $4.32 for every $100 or part of $100 in excess of $500,000 |
| $750,001 to $1,000,000 | $22,200, plus $5.90 for every $100 or part of $100 in excess of $750,000 |
| $1,000,001 to $1,454,999 | $36,950, plus $6.40 for every $100 or part of $100 in excess of $1,000,000 |
| $1,455,000 and over | A flat rate of $4.54 per $100 applied to the purchase price |
How Much Is Stamp Duty When Buying A House In The ACT?
Do First-home Buyers Pay Stamp Duty In The ACT?
When Is Stamp Duty Payable In The ACT?
What Happens If Stamp Duty Is Not Paid On Time?
What Other Costs Should Be Considered Alongside Stamp Duty When Buying A House?
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