Stamp Duty · Calculator

Stamp Duty on $800,000 in Australian Capital Territory (2025-26)

Stamp duty on a $800,000 property in Australian Capital Territory is estimated at $25,150. Including transfer and mortgage registration fees, upfront government costs are about $25,830. 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 $25,150.00 ACT transfer duty on $800,000

Effective rate 3.14%

Total upfront $25,830.00

Transfer fee $496.00

Cost Breakdown

Purchase price	$800,000
Stamp duty (ACT)	$25,150.00
Owner-Occupier duty	$22,158.00
Transfer registration fee	$496.00
Mortgage registration fee	$184.00
Total upfront government costs	$25,830.00
Effective stamp duty rate	3.14%

First Home Buyer Concession

Standard stamp duty	$25,150.00
First home buyer duty	$0.00
FHB saving	$25,150.00

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
$750,000	$22,200.00	2.96%
$800,000	$25,150.00	3.14%
$850,000	$28,100.00	3.31%

Compare $800,000 Across States

Buying in this price range

The $500,000 to $800,000 range covers established houses in middle suburbs and larger apartments. Many first home buyer concessions phase out in this band — NSW FHB concessions taper between $800,000 and $1,000,000, VIC between $600,000 and $750,000. This is where stamp duty starts to feel substantial: at $700,000 in NSW, duty is approximately $27,000, equivalent to several years of savings for many buyers.

FHB concessions phase out — check your threshold

Several states apply sliding scale concessions in this range. In VIC, the FHB concession phases from full exemption at $600,000 to zero at $750,000. In NSW, concessions apply up to $1,000,000. A property priced $10,000 above a threshold can cost thousands more in duty — negotiate the purchase price with this in mind.

Stamp duty vs higher deposit trade-off

At $700,000, stamp duty in most states is $15,000-$30,000. This is money that cannot go toward your deposit, potentially pushing you into Lenders Mortgage Insurance (LMI) territory. Some lenders allow stamp duty to be capitalised into the loan, but this increases your total interest cost.

Owner-occupier vs investor rates differ

In VIC (PPR concession) and QLD (Home Concession), owner-occupiers pay significantly less duty than investors. On a $700,000 property in QLD, the home concession saves about $7,175. Make sure your conveyancer applies the correct rate.

Typical buyers: Upgraders, young families, first home buyers near capital cities, and established professionals purchasing their second property.

Frequently asked questions

How much is stamp duty on a $800,000 property in ACT?

Stamp duty on a $800,000 property in Australian Capital Territory is $25,150. This represents an effective stamp duty rate of 3.14% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $25,830.

What are the total upfront costs on a $800k property in ACT?

For a $800,000 property in Australian Capital Territory, total upfront government costs are approximately $25,830. This includes stamp duty of $25,150, a transfer registration fee of $496, and a mortgage registration fee of $184.

Can first home buyers get a stamp duty concession on $800k in ACT?

Yes. First home buyers purchasing a $800,000 property in Australian Capital Territory may pay no stamp duty (full exemption), saving $25,150 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 $800k in ACT?

The Owner-Occupier stamp duty on a $800,000 property in Australian Capital Territory is $22,158, saving $2,992 compared to the general/investor rate of $25,150.

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.

State	Stamp Duty	Effective Rate
NSW	$30,187.00	3.77%
VIC	$43,070.00	5.38%
QLD	$29,025.00	3.63%
SA	$37,830.00	4.73%
WA	$32,316.00	4.04%
TAS	$31,185.00	3.90%
NT	$39,600.00	4.95%
ACT	$25,150.00	3.14%