Stamp Duty Calculator — ACT
This is an ACT conveyance duty (stamp duty) calculator for property purchases. It applies the ACT Revenue Office rate schedule under the Duties Act 1999 (ACT) to the dutiable value. The ACT is phasing out stamp duty and replacing it with higher land tax through its tax reform program — this calculator covers the transitional conveyance duty rates still in effect.
What this calculator does
The ACT imposes conveyance duty under the Duties Act 1999 (ACT) on transfers of dutiable property. Under the ACT Government's tax reform program (commenced 2012), stamp duty rates are being progressively reduced over 20 years and replaced by broader land tax. The Home Buyer Concession Scheme provides duty concessions for eligible owner-occupiers purchasing below the threshold.
Legal basis
ACT conveyance duty is imposed under the Duties Act 1999 (ACT), Chapter 2. The Home Buyer Concession Scheme sits in s 67. Unlike NSW, VIC, QLD, WA, SA and TAS, the ACT does not charge a foreign purchaser surcharge on stamp duty — only a separate annual land tax foreign ownership surcharge under the Land Tax Act 2004 (ACT), which this calculator does not model. Conveyance duty rates are being reduced annually under the ACT Government's long-running tax reform program.
How the calculation works
Apply the ACT Revenue Office residential or commercial rate table under the Duties Act 1999 (ACT) to the dutiable value. The residential schedule has marginal rates starting at $1.20 per $100 rising to $5.50+ per $100 on higher bands (rates adjusted annually as part of the tax reform). If eligible for the Home Buyer Concession (s 67), apply the concessional rate or full exemption below the threshold. No stamp-duty foreign purchaser surcharge applies in the ACT.
Interactive calculator coming soon
For a $700,000 residential property purchased by a non-concession-eligible Australian resident, estimated ACT conveyance duty is approximately $23,500 under current transitional rates.
In the meantime, use the worked example above to validate your figures and confirm the final amount with the relevant revenue office or authority before relying on it in a matter.
Start free trialWhat you fill in
- Dutiable value (AUD) (currency): Must be a positive number
- Eligible for Home Buyer Concession? (select): Required
- Property type (select): Required
Limitations
- ACT duty rates change annually under the tax reform program — confirm with the ACT Revenue Office
- Does not model the Pensioner Duty Concession Scheme
- Does not calculate the off-the-plan duty deferral scheme
- Home Buyer Concession thresholds and income limits are updated periodically
- Does not handle duty on commercial lease assignments or unit title conversions
What to do next
Once the duty estimate is confirmed, engage an ACT solicitor to review the contract of sale. Note the ACT uses its own standard contract form. Quillio reviews ACT contracts and section 17 certificates in minutes — see /practice-areas/property-lawyers.
Calculator FAQs
Is the ACT abolishing stamp duty?
Yes — the ACT is progressively reducing stamp duty over approximately 20 years (started 2012) and replacing it with higher general rates (land tax). The transitional rates in this calculator are still in effect during the phase-out period.
How does the Home Buyer Concession work?
Under s 67 of the Duties Act 1999 (ACT), eligible purchasers buying a home to live in below the threshold receive a full duty exemption or a concessional rate. Income and property value limits apply and are updated annually.
Does the ACT have a foreign purchaser surcharge?
Not on stamp duty. Unlike every other Australian state, the ACT does not apply an additional stamp-duty surcharge to foreign purchasers. There is a separate annual land tax foreign ownership surcharge under the Land Tax Act 2004 (ACT), which is charged yearly and is outside this calculator.
Are the rates the same for commercial property?
No — the ACT has a separate rate schedule for commercial property, which is generally higher than the residential schedule. The calculator applies the correct schedule based on the property type selected.
Does the calculator account for annual rate changes?
The calculator uses the rates in force as at the build date. Because ACT rates change annually under the reform program, always confirm against revenue.act.gov.au for the current financial year.
Is this legal advice?
No — it is an estimator only. Confirm the actual duty with the ACT Revenue Office or your solicitor before relying on the figure.
What about the off-the-plan deferral?
The ACT offers a duty deferral for off-the-plan purchases. Duty is assessed on contract exchange but payment can be deferred until settlement. This calculator does not model the deferral timing.
Get help with the matter
For ACT conveyancers and property lawyers, Quillio handles contract review, section 17 certificate analysis, and pre-settlement checklists. See /practice-areas/property-lawyers.
This calculator is an estimate only. ACT conveyance duty rates are adjusted annually under the tax reform program. Confirm with the ACT Revenue Office or your solicitor before settlement.
Quillio handles the next steps.
The calculator gives you the number. Quillio handles the rest of the matter — drafting, review, research, and correspondence. The free trial requires no credit card.
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