Stamp Duty on $2,000,000 in Australian Capital Territory (2025-26)

Stamp duty on a $2,000,000 property in Australian Capital Territory is estimated at $90,800. Including transfer and mortgage registration fees, upfront government costs are about $91,367. 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 has the Home Buyer Concession Scheme providing full stamp duty exemption for homes up to $1 million (income-tested).

Policy note: The ACT's stamp duty abolition means rates are already lower than comparable prices in NSW or VIC. The Home Buyer Concession Scheme (income threshold ~$170,000 for individuals, ~$250,000 for couples) can provide full duty exemption on properties up to $1 million. However, ongoing land rates are higher than in other jurisdictions.

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 $90,800.00 ACT transfer duty on $2,000,000

Effective rate 4.54%

Total upfront $91,367.00

Transfer fee $400.00

Cost Breakdown

Purchase price	$2,000,000
Stamp duty (ACT)	$90,800.00
Owner-Occupier duty	$90,800.00
Transfer registration fee	$400.00
Mortgage registration fee	$167.00
Total upfront government costs	$91,367.00
Effective stamp duty rate	4.54%

First Home Buyer Concession

Standard stamp duty	$90,800.00
First home buyer duty	$55,562.00
FHB saving	$35,238.00

Use our ACT First Home Buyer Calculator to check eligibility and get a detailed breakdown.

Compare Nearby Prices in ACT

Price	Stamp Duty	Effective Rate
$1,750,000	$79,450.00	4.54%
$2,000,000	$90,800.00	4.54%
$2,500,000	$113,500.00	4.54%

Compare $2,000,000 Across States

State	Stamp Duty	Effective Rate
NSW	$92,012.00	4.60%
VIC	$110,000.00	5.50%
QLD	$95,525.00	4.78%
SA	$103,830.00	5.19%
WA	$94,116.00	4.71%
TAS	$85,185.00	4.26%
NT	$99,000.00	4.95%
ACT	$90,800.00	4.54%

Buying in this price range

At $1.3 million to $2 million, stamp duty is a six-figure cost in most states — ranging from $50,000 to over $90,000. Properties at this level include family homes in desirable suburbs, prestige apartments, and investment-grade houses. No first home buyer concessions apply. The ACT's stamp duty abolition pathway means its rates are comparatively lower, while NSW and VIC have the highest absolute duty at this level.

Stamp duty negotiation leverage

At $1.5 million, stamp duty in NSW is approximately $67,000. In negotiations, a $50,000 reduction in purchase price saves both the price difference and reduces stamp duty by approximately $2,000-$3,000. Include stamp duty savings when evaluating counter-offers.

Consider land tax implications

At this price range, investment properties will likely attract annual land tax in addition to stamp duty. Land tax thresholds vary by state — NSW starts at $1,075,000 (land value, not property value). Owner-occupied homes are generally exempt from land tax in all states.

Typical buyers: High-income professionals, executives, families upgrading to premium suburbs, and investors in established residential markets.

Frequently asked questions

How much is stamp duty on a $2,000,000 property in ACT?

Stamp duty on a $2,000,000 property in Australian Capital Territory is $90,800. This represents an effective stamp duty rate of 4.54% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $91,367.

What are the total upfront costs on a $2M property in ACT?

For a $2,000,000 property in Australian Capital Territory, total upfront government costs are approximately $91,367. This includes stamp duty of $90,800, a transfer registration fee of $400, and a mortgage registration fee of $167.

Can first home buyers get a stamp duty concession on $2M in ACT?

Yes. First home buyers purchasing a $2,000,000 property in Australian Capital Territory may pay $55,562 in stamp duty, saving $35,238 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 $2M in ACT?

The Owner-Occupier stamp duty on a $2,000,000 property in Australian Capital Territory is $90,800, the same as the general rate at this price point.

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.

First home buyer? Check your eligibility with the ACT First Home Buyer Calculator.