Stamp Duty ACT — Conveyance Duty and Land Tax Transition Explained (2026)
The ACT (Australian Capital Territory) calls stamp duty “conveyance duty.” The ACT is Australia’s most progressive jurisdiction when it comes to property taxation — it has been systematically reducing conveyance duty since 2012, replacing it with an ongoing annual land tax (rates and land tax). For eligible first home buyers, the Home Buyer Concession Scheme (HBCS) provides a full duty exemption subject to income testing.
ACT Conveyance Duty Rates (2026)
| Property Value | Duty Calculation |
|---|---|
| $0–$260,000 | $0.60 per $100 |
| $260,001–$300,000 | $1,560 + $2.20 per $100 over $260,000 |
| $300,001–$500,000 | $2,440 + $3.40 per $100 over $300,000 |
| $500,001–$750,000 | $9,240 + $4.32 per $100 over $500,000 |
| $750,001–$1,500,000 | $20,040 + $5.90 per $100 over $750,000 |
| Over $1,500,000 | $64,290 + $6.40 per $100 over $1,500,000 |
Verify with the ACT Revenue Office (revenue.act.gov.au). Rates are reviewed annually.
ACT Conveyance Duty at Key Price Points
| Purchase Price | Conveyance Duty (Standard) |
|---|---|
| $400,000 | ~$5,840 |
| $500,000 | ~$9,240 |
| $600,000 | ~$13,560 |
| $700,000 | ~$17,880 |
| $800,000 | ~$25,790 |
| $900,000 | ~$31,690 |
| $1,000,000 | ~$37,590 |
| $1,200,000 | ~$49,390 |
Note: ACT conveyance duty has been reduced significantly over the past decade. Canberra buyers now face lower upfront duty than historical rates, but higher ongoing land tax.
ACT Home Buyer Concession Scheme (HBCS)
The HBCS provides a full exemption from conveyance duty for eligible home buyers in Canberra. Unlike NSW/VIC FHB concessions (which are limited to first home buyers), the HBCS is available to anyone who has not owned residential property in the ACT in the past two years — not just first home buyers.
HBCS eligibility (as at 2026):
- Must not have owned residential property in the ACT in the past 2 years (some conditions apply)
- Gross household income must be below the HBCS threshold at time of contract:
- Singles: ~$160,000 (check current threshold with ACT Revenue)
- Couples/joint purchasers: ~$170,000 (check current threshold)
- Must occupy the property as principal residence within 12 months of settlement
- Must live in the property for at least 12 continuous months
- Property value threshold applies — verify current cap with ACT Revenue
| Purchase Price | Standard Duty | HBCS Eligible Duty | HBCS Saving |
|---|---|---|---|
| $400,000 | ~$5,840 | $0 | ~$5,840 |
| $600,000 | ~$13,560 | $0 | ~$13,560 |
| $800,000 | ~$25,790 | $0 | ~$25,790 |
| $1,000,000 | ~$37,590 | $0 | ~$37,590 |
HBCS income and property value thresholds are updated annually. Verify with ACT Revenue Office before purchasing.
ACT Land Tax Reform — The Long Transition
The ACT government has been progressively replacing stamp duty with an ongoing land tax (part of the annual general rates) since 2012. The rationale:
- Stamp duty taxes housing mobility — it discourages people from moving to more suitable housing
- Annual land tax taxes the ongoing ownership of land — seen as more economically efficient
- Revenue-neutral transition: as stamp duty rates decrease, land tax rates increase
Practical impact for buyers (as at 2026):
- Buyers pay lower upfront stamp duty than they would have pre-2012
- Buyers face higher annual rates (general rates + land tax) on an ongoing basis
- The crossover point (where cumulative annual tax exceeds old stamp duty) is typically 10–15 years for most properties
The transition will continue over the coming decades. In theory, stamp duty will eventually be fully replaced by an ongoing property tax.
ACT Annual Rates and Land Tax (2026)
All ACT property owners pay annual general rates. Investment property owners also pay land tax.
General rates (owner-occupier principal residence):
- Variable charge: fixed annual fee plus a percentage of unimproved land value
- Rates are set annually in the ACT Budget
Land tax (investment properties only):
- Additional tax levied on the unimproved land value of investment properties
ACT land tax does not apply to your principal place of residence — only to investment properties. This is different from some other states.
Stamp Duty on Investment Properties — ACT
Investors pay full conveyance duty at the standard rates above. The HBCS is not available to investors.
ACT also levies land tax on investment properties annually — making it one of the more expensive states for investment property holding costs.
When Is ACT Conveyance Duty Due?
- Duty must be paid at settlement (typically via PEXA electronic settlement)
- Off-the-plan purchases: duty may be assessed when the transfer is registered
Frequently Asked Questions
What is stamp duty on a $700,000 home in Canberra? At the standard rate, approximately $17,880. Under the HBCS (if eligible), zero.
Is the ACT Home Buyer Concession Scheme only for first home buyers? No — the HBCS is available to any buyer who has not owned ACT residential property in the past 2 years and meets the income test. It is not restricted to first home buyers.
Will ACT stamp duty be abolished? The ACT is progressively reducing stamp duty over a 20-year reform period. Complete abolition is a long-term goal, but stamp duty has not been abolished and remains payable for most transactions as at 2026.
Does ACT land tax apply to my home? No — ACT land tax applies to investment properties only. Your principal place of residence is exempt from land tax (though you pay general rates).
Related Guides
- Stamp Duty Calculator Australia
- Stamp Duty Australia — All States
- Stamp Duty vs Land Tax — ACT Reform Explained
- Land Tax Australia
- How to Reduce Stamp Duty
- Stamp Duty Hub
This article provides general information about ACT conveyance duty. Rates, thresholds and HBCS income limits are reviewed annually by the ACT government. Always verify with the ACT Revenue Office (revenue.act.gov.au) or your solicitor before purchasing. For advice tailored to your situation, speak with a licensed mortgage broker or financial adviser. Find one through MoneySmart.