Whether you’re a first home buyer, an upgrader, a downsizer, or an investor, conveyance duty is one of the biggest costs of buying property in the ACT, unless you qualify for one of the growing list of exemptions. This guide covers how it works across the board in 2026, who pays, who doesn’t, and where the ACT’s tax system is heading.
What conveyance duty is
Conveyance duty is the ACT’s version of stamp duty, a tax the territory government charges whenever property changes hands. It’s calculated on the property’s value using a sliding scale: the higher the value, the higher the rate applied to it. It’s paid at settlement, usually handled through your conveyancer.
For buyers who don’t qualify for a concession, it remains a substantial cost, often tens of thousands of dollars on a typical Canberra property.
How the sliding scale works
Rather than a flat percentage, conveyance duty is tiered. Lower-value portions of the price are charged at lower rates, and higher-value portions at higher rates, similar in principle to income tax brackets. The practical effect is that duty rises as property value rises, and rises faster at the top end.
Because the exact rates and thresholds are set by the ACT Government and adjusted periodically, the reliable way to get your number is the ACT Revenue Office calculator or a quick check with a broker. As a rough guide, standard duty on a mid-range Canberra home runs into the high tens of thousands before any concession.
Who’s exempt or gets a concession in 2026
This is where 2026 marks a big shift. The ACT has expanded its exemptions considerably:
- First home buyers: from 1 July 2026, eligible first home buyers pay zero conveyance duty, with no income threshold and no property price cap. This is the headline change. See the full first home buyer stamp duty guide, or explore first home buyer loans.
- Buyers who haven’t owned in five years: the “first home buyer” test is a five-year window, so some previous owners who’ve been out of the market qualify for the exemption too.
- Pensioners: eligible pensioners buying a home as their principal residence can access duty concessions, subject to criteria.
- Eligible NDIS participants: expanded concessions apply for eligible National Disability Insurance Scheme participants.
- Owner-occupiers of new unit-titled properties: stamp duty has been removed on certain new unit-titled properties bought by owner-occupiers, supporting “missing middle” housing.
The through-line is that the ACT is steadily removing duty for owner-occupiers, especially those entering the market, while it stays in place for investors and higher-value purchases that don’t meet a concession.
Who still pays full duty
Despite the expanded exemptions, full conveyance duty still applies to:
- Investors buying properties that aren’t their principal residence
- Buyers who’ve owned property in the last five years and don’t otherwise qualify
- Higher-value purchases that fall outside concession criteria
- Companies and trusts (the concessions are generally for individuals)
For these buyers, duty remains a real cost to budget for, and a reason to factor it into your borrowing and cash-flow planning from the start.
Not sure where you land on conveyance duty? A 15-minute call works out your exact duty position, exemptions included, and how it affects the cash you need at settlement.
Book a 15-min call -> · 0461 117 777
The bigger picture: the shift to land tax
There’s a longer story behind all this. Since 2012, the ACT has been running a decades-long tax reform: gradually phasing out stamp duty and replacing the revenue with a broad-based annual land tax (collected through general rates).
The logic is that stamp duty is an inefficient, lumpy tax, a big one-off hit that discourages people from moving, while an annual land-based charge spreads the cost and doesn’t penalise buying or selling. The 2026 expansion of first-home-buyer and other exemptions is part of this long transition. Over time, the ACT intends to keep reducing conveyance duty across the board.
For buyers, the practical takeaway is that upfront duty costs in the ACT are trending down, especially for owner-occupiers, while ongoing rates reflect the land-tax side of the system.
The bottom line
Conveyance duty in the ACT is a sliding-scale tax on property purchases, but 2026 has brought a major expansion of exemptions, most notably zero duty for first home buyers, alongside concessions for pensioners, NDIS participants, and recent non-owners. Investors and higher-value buyers outside the concessions still pay. And the whole system is gradually shifting from stamp duty toward land tax over the long term.
To work out your exact duty position, book a 15-minute call with Harbir.
Or call 0461 117 777 | Email info@creditstar.com
Frequently Asked Questions
Q1. What is stamp duty called in the ACT?
Ans. Conveyance duty. It’s the ACT’s version of stamp duty, a tax charged when property changes hands, calculated on a sliding scale based on the property’s value.
Q2. How much is stamp duty in the ACT?
Ans. It depends on the property value and is charged on a tiered sliding scale. Standard duty on a mid-range Canberra home runs into the tens of thousands, use the ACT Revenue Office calculator for an exact figure.
Q3. Who is exempt from stamp duty in the ACT?
Ans. From 1 July 2026, eligible first home buyers pay zero (no income or price limit). Concessions also apply for pensioners, eligible NDIS participants, recent non-owners, and owner-occupiers of certain new unit-titled properties.
Q4. Do first home buyers pay stamp duty in the ACT?
Ans. No. From 1 July 2026, eligible ACT first home buyers pay zero conveyance duty regardless of income or property value.
Q5. Do investors pay stamp duty in the ACT?
Ans. Yes. Investors buying properties that aren’t their principal residence generally pay full conveyance duty, as the main concessions are for owner-occupiers.
Q6. What is the five-year rule?
Ans. The first-home-buyer exemption applies to individuals who haven’t held an interest in Australian residential property in the past five years, so some previous owners can qualify.
Q7. When do I pay conveyance duty?
Ans. At settlement, handled through your conveyancer. If you qualify for a concession or exemption, it’s applied at that point via a self-assessment lodged with the ACT Revenue Office.
Q8. Is the ACT getting rid of stamp duty?
Ans. Gradually. Since 2012 the ACT has been phasing out stamp duty and shifting to a broad-based annual land tax collected through general rates. The 2026 exemptions are part of that long transition.
Q9. Why is the ACT moving to land tax?
Ans. Stamp duty is a large one-off cost that discourages moving. A broad-based annual land charge spreads the cost and doesn’t penalise buying or selling, which the ACT considers a more efficient system.
Q10. How do I find my exact stamp duty amount?
Ans. Use the ACT Revenue Office calculator for a standard estimate, then confirm any exemptions or concessions with your conveyancer or a broker, since your eligibility affects the final figure.
This guide is general information only and doesn’t take into account your personal situation. ACT duty rates, thresholds and exemptions are set by the ACT Government and change, confirm current details with the ACT Revenue Office or a broker. For advice specific to your circumstances, book a call with Harbir Hundal, Credit Representative 506564 of BLSSA Pty Ltd ACN 117 651 760, Australian Credit Licence 391237.
