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ACT stamp duty calculator

Estimate ACT conveyance duty on non-commercial property purchases, land, and development sites. Home buyer concessions, commercial property rates, exemptions, and the foreign ownership land tax surcharge are not included.

Inputs

Estimated duty

ACT conveyance duty$33,958
Total duty$33,958
Effective duty rate3.40%
Bracket used$750,001 – $1,000,000

Assumptions

  • ACT non-commercial conveyance duty on the dutiable value (usually the greater of price paid or market value).
  • Non-commercial conveyance duty rates are used, charged per $100 or part of $100. The top bracket applies a flat $4.54 per $100 to the whole dutiable value, less a fixed $35,238.
  • No home buyer concession scheme, owner-occupier concession, pensioner concession or other concessions, exemptions or special cases are applied.
  • Commercial property rates are not applied.

Based on ACT non-commercial conveyance duty rates from 1 July 2025 from the ACT Revenue Office. Check the ACT Revenue Office for official guidance.

Want the full acquisition cost stack?

Stamp duty is only one acquisition cost. For development screening, you may also want to allow for legal fees, due diligence, debt costs, land tax, rates, and holding costs.

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The basics

How ACT stamp duty works

  1. 01

    Conveyance duty

    In the ACT, the duty on a property purchase is called conveyance duty, administered by the ACT Revenue Office. Most people still search for it as stamp duty — they are the same thing.

  2. 02

    Based on dutiable value

    Duty is worked out on the dutiable value, usually the higher of the purchase price or the market value.

  3. 03

    Rates in steps

    The non-commercial conveyance duty rates are set in brackets. As the value rises, it moves through higher brackets.

  4. 04

    Charged per $100

    Within each bracket, duty is charged per $100, or part of $100. The lowest bracket charges on the whole value; the middle brackets charge a base plus a rate on the amount above the bracket threshold.

  5. 05

    Top bracket

    Above $1,455,000, the duty is worked out differently: a flat rate of $4.54 per $100 is applied to the whole dutiable value, then a fixed $35,238 is subtracted.

  6. 06

    Foreign owners

    The ACT applies a foreign ownership surcharge as a land tax surcharge on foreign-owned residential land, not as a one-off conveyance duty surcharge. It is not part of this duty estimate.

The term

What ACT conveyance duty means

Conveyance duty is the ACT's name for what most people call stamp duty. It is the duty you pay when property is transferred to you, worked out on the dutiable value of the purchase.

This calculator uses the ACT non-commercial conveyance duty rates and shows the duty before any concession, exemption, or special case. The ACT also applies a foreign ownership surcharge to foreign owners of residential land, but it is a land tax surcharge rather than a one-off duty surcharge, so it is not included here. Confirm your position with the ACT Revenue Office or a qualified professional.

Rate table

ACT stamp duty brackets

These are the ACT non-commercial conveyance duty bands that the calculator uses, shown here for reference.

Dutiable valueConveyance duty
$0 – $260,000$0.28 per $100 (or part) of the dutiable value
$260,001 – $300,000$728 + $2.20 per $100 (or part) over $260,000
$300,001 – $500,000$1,608 + $3.40 per $100 (or part) over $300,000
$500,001 – $750,000$8,408 + $4.32 per $100 (or part) over $500,000
$750,001 – $1,000,000$19,208 + $5.90 per $100 (or part) over $750,000
$1,000,001 – $1,455,000$33,958 + $6.40 per $100 (or part) over $1,000,000
Over $1,455,000$4.54 per $100 (or part) of the whole value, less $35,238

ACT note: for dutiable values above $1,455,000, conveyance duty switches to a flat formula: 4.54% of the total dutiable value, less $35,238. This can make the duty lower than the amount at the previous threshold.

Based on ACT non-commercial conveyance duty rates from 1 July 2025 from the ACT Revenue Office. Check the ACT Revenue Office for official guidance.

Scope

What this calculator includes and excludes

Includes

  • ACT non-commercial conveyance duty rates
  • Land, development sites, and non-commercial property purchases where duty applies
  • Optional developer view with duty per sqm

Excludes

  • Home buyer concession scheme
  • Owner-occupier concessions
  • Pensioner concessions
  • Commercial property rates
  • Exemptions and special cases
  • ACT foreign ownership land tax surcharge
  • Complex mixed-use apportionment
  • Trust, company, aggregation, related-party, landholder, indirect acquisition, or special transaction rules

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Questions

ACT stamp duty FAQs

Is conveyance duty the same as stamp duty in the ACT?

Yes. The ACT officially calls it conveyance duty, administered by the ACT Revenue Office, but most people search for it as stamp duty. They are the same thing.

Does this calculator work for land purchases?

Yes. It covers land, development sites, and non-commercial property purchases where duty applies. Enter the purchase price or dutiable value to get an estimate.

Which rates does it use?

It uses the ACT non-commercial conveyance duty rates from 1 July 2025. It does not apply the home buyer concession scheme, owner-occupier concessions, pensioner concessions, commercial property rates, or any other concession or exemption.

Does it include the foreign ownership surcharge?

No. In the ACT, the foreign ownership surcharge is a land tax surcharge on foreign-owned residential land, not a one-off conveyance duty surcharge, so it is not part of this duty estimate. Confirm your position with the ACT Revenue Office.

How is duty charged within a bracket?

The ACT charges duty per $100, or part of $100. Most brackets charge a base plus a rate on the amount above the bracket threshold; the lowest bracket charges on the whole value, and the top bracket applies a flat rate to the whole value, less a fixed amount. The calculator rounds each part of $100 up to a full $100, following the published method.

Is this official tax advice?

No. It is a general estimate to help you plan. For a binding figure, or for a complex, mixed-use, commercial, or related-party deal, check with the ACT Revenue Office or a qualified professional.