LODGEY
ACT · Stamp Duty · Rates as of 2025-07-01

How much stamp duty in Australian Capital Territory?

On the $960,000 ACT median, a resident investor pays $32,144 in stamp duty — and none of it is tax-deductible this year. Use the calculator below to run your exact price, then keep reading for the traps most buyers miss.

ACT REVENUE OFFICE SOURCED
Australian Capital Territory · Stamp duty on $960,000
$32,144
$100k$5M
Purchaser type
Intended use
Receipt stack · drag slider to recompute
Base duty$32,144
Total due
$32,144
  • Base duty: $32,144
  • Total: $32,144
Itemised receipt
  • Transfer duty (base)$32,144.00
    Progressive rate on $960,000 purchase price.
  • Total stamp duty payable$32,144.00
    Investment property: this is a CGT cost-base item, not a current-year deduction.
Computed from published ACT State Revenue Office transfer-duty rate card. Your conveyancer will calculate the exact amount at settlement. For exotic cases (trusts, off-the-plan, established-vs-new mix) ask Lodgey.

Same property, every state

If you bought this $960,000 property in each state / territory

ACT WATCH — ACT HAS NO STAMP-DUTY-FREE THRESHOLD FOR FIRST HOME BUYERS — THE HOME BUYER CONCESSION SCHEME (HBCS) IS MEANS-TESTED ON INCOME, NOT PRICE. MOST FHBS MISS OUT. • ACT WATCH — ACT HAS NO STAMP-DUTY-FREE THRESHOLD FOR FIRST HOME BUYERS — THE HOME BUYER CONCESSION SCHEME (HBCS) IS MEANS-TESTED ON INCOME, NOT PRICE. MOST FHBS MISS OUT. • ACT WATCH — ACT HAS NO STAMP-DUTY-FREE THRESHOLD FOR FIRST HOME BUYERS — THE HOME BUYER CONCESSION SCHEME (HBCS) IS MEANS-TESTED ON INCOME, NOT PRICE. MOST FHBS MISS OUT. • ACT WATCH — ACT HAS NO STAMP-DUTY-FREE THRESHOLD FOR FIRST HOME BUYERS — THE HOME BUYER CONCESSION SCHEME (HBCS) IS MEANS-TESTED ON INCOME, NOT PRICE. MOST FHBS MISS OUT. •

Who pays what

FHB

First home buyer

$32,144
ACT does not have a blanket FHB stamp-duty exemption — it uses a means-tested scheme. Eligibility is complex; see the ACT Revenue Office for the rules that apply to you.
Investor

Resident investor

$32,144
Paid upfront at settlement, not tax-deductible in the year you pay it. It joins your CGT cost base and reduces the taxable gain when you eventually sell.
Non-resident

Foreign purchaser

$39,344
Adds a 0.75% foreign purchaser surcharge on top of standard duty — $7,200 extra on this price. Usually paid in cash at settlement.

What happens after you pay stamp duty

  1. Year 0

    Pay stamp duty at settlement

    Paid via PEXA to ACT Revenue Office. It is not deductible in your next tax return — but it becomes part of your CGT cost base.
  2. Years 1–40

    Depreciation reduces your taxable rental income

    For post-1987 buildings you can claim Div 43 capital works (2.5% p.a.) plus Div 40 plant & equipment. Most investors don't realise this is worth $5K–$15K/year in deductions.
    Div 43 in the glossary →
  3. Hold year 1+

    Land tax on your ACT investment

    ACT threshold for individuals is $0. Paid annually to ACT Revenue Office. Unlike stamp duty, land tax is deductible.
    Land tax in the glossary →
  4. On sale

    CGT on the gain

    The stamp duty you paid on purchase joins your cost base — reducing the capital gain, and thus the tax. Hold >12 months to claim the 50% CGT discount.
    CGT in the glossary →

Common questions

How is stamp duty calculated in Australian Capital Territory?
ACT uses progressive transfer-duty brackets administered by ACT Revenue Office. Each bracket applies a base amount plus a per-dollar rate on the amount over the bracket floor. Foreign purchasers pay an extra 0.75% surcharge on the full price.
How much stamp duty on a $960,000 property in ACT?
A resident investor pays approximately $32,144 in ACT. A foreign purchaser pays an additional 0.75% surcharge. First-home buyers may qualify for partial or full exemption depending on the price.
Is stamp duty tax-deductible?
No — not in the year you pay it. Stamp duty is a capital cost, not a revenue expense. For an investment property it becomes part of your CGT cost base and reduces the eventual capital gain when you sell. For a primary residence, it is simply not deductible at all.
Do first-home buyers pay stamp duty in ACT?
ACT uses a means-tested Home Buyer Concession Scheme rather than a price-based exemption. Eligibility depends on income and family composition. Check with ACT Revenue Office.
When is stamp duty paid in ACT?
Transfer duty in ACT is generally payable at or before settlement, processed electronically via PEXA. Specific deadlines vary — ACT Revenue Office publishes the exact lodgement window, which is typically 3 months from contract date.
Can I include stamp duty in my loan?
Many lenders will capitalise stamp duty into the loan, but the loan-to-value ratio (LVR) impact is the same as borrowing for any deposit shortfall. Interest on the portion of the loan that funded stamp duty on an investment property is deductible. On your primary residence, it is not.
Sources

Keep going

Save this ACT calc → have Lodgey track it

Lodgey pulls your settlement statement, matches it to this stamp-duty figure, files it in your CGT cost base, and keeps it ready for the year you sell. Free to try.