Stamp Duty on $1,000,000 in Australian Capital Territory (2025-26)
Stamp duty on a $1,000,000 property in Australian Capital Territory is estimated at $36,950. Including transfer and mortgage registration fees, upfront government costs are about $37,630. This page breaks down each amount and shows concession scenarios.
Stamp duty in Australian Capital Territory
The ACT is progressively abolishing stamp duty, replacing it with higher annual land rates (essentially a property tax). Duty rates are being reduced each year as part of a multi-decade transition. The ACT also offers an owner-occupier concession, and from 1 July 2026 the Home Buyer Concession Scheme provides a full stamp duty exemption for eligible first home buyers on any residential property, with no value cap and no income test.
Policy note: The ACT's stamp duty abolition means standard rates are already lower than comparable prices in NSW or VIC for most of the value range (though its flat rate above $1,455,000 can exceed NSW at very high prices). From 1 July 2026, the Home Buyer Concession Scheme removed both its former income test and its former $1,020,000 property value cap, so it now provides a full duty exemption on any eligible residential property regardless of price or household income.
Foreign buyer surcharge: The ACT does not currently impose a foreign buyer stamp duty surcharge, though foreign owners may face higher land tax rates.
Stamp duty$36,950.00ACT transfer duty on $1,000,000
Between $800,000 and $1.3 million, stamp duty becomes a major transaction cost — typically $30,000 to $60,000 depending on the state. First home buyer concessions are largely exhausted at this level (except NSW, which extends to $1 million, and eligible ACT first home buyers, who pay no duty at all under the Home Buyer Concession Scheme). At this price, the choice of state has a significant financial impact for buyers not eligible for a concession: standard duty on a $1 million property is about $34,000 in the ACT (owner-occupier rate) versus about $39,000 in NSW.
State comparison matters more
On a $1 million property, standard stamp duty ranges from approximately $34,000 (ACT, owner-occupier rate) to $39,000 (NSW). If you are choosing between locations near a state border (e.g., Canberra vs Queanbeyan, Gold Coast vs Tweed Heads), the stamp duty difference can be significant.
Budget for total transaction costs
Stamp duty is the largest government cost, but add conveyancing ($1,500-$3,000), building and pest inspection ($500-$800), and loan establishment fees. On a $1 million purchase, total transaction costs including stamp duty can reach $50,000-$70,000.
Foreign buyer surcharges escalate
At $1 million, foreign buyer surcharges in NSW (9%), VIC (8%), and QLD (8%) add $80,000–$90,000 on top of standard duty. This makes the total duty for a foreign buyer over $120,000 in most eastern states.
Typical buyers: Established professionals upgrading, families in inner suburbs, investors purchasing houses, and interstate movers comparing markets.
Frequently asked questions
How much is stamp duty on a $1,000,000 property in ACT?
Stamp duty on a $1,000,000 property in Australian Capital Territory is $36,950. This represents an effective stamp duty rate of 3.69% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $37,630.
What are the total upfront costs on a $1M property in ACT?
For a $1,000,000 property in Australian Capital Territory, total upfront government costs are approximately $37,630. This includes stamp duty of $36,950, a transfer registration fee of $496, and a mortgage registration fee of $184.
Can first home buyers get a stamp duty concession on $1M in ACT?
Yes. First home buyers purchasing a $1,000,000 property in Australian Capital Territory may pay no stamp duty (full exemption), saving $36,950 compared to the standard rate. Eligibility conditions apply — use our ACT First Home Buyer calculator for details.
What is the Owner-Occupier stamp duty on $1M in ACT?
The Owner-Occupier stamp duty on a $1,000,000 property in Australian Capital Territory is $33,958, saving $2,992 compared to the general/investor rate of $36,950.
How is stamp duty calculated in ACT?
Australian Capital Territory uses a progressive bracket system for stamp duty. The rate increases as the property value rises, similar to income tax brackets. Only the portion of the price within each bracket is taxed at that bracket's rate. Use our interactive ACT Stamp Duty Calculator for a detailed breakdown.
Need a detailed calculation?
Our interactive ACT Stamp Duty Calculator lets you enter any property value and see a full breakdown of duty, fees, and concessions.