Guides · Stamp duty · Updated 2026-07-13
Stamp duty on an investment property in ACT (2026)
Transfer duty (stamp duty) is usually the single largest upfront cost of buying an investment property in the ACT after the deposit itself. On an $800,000 investment purchase it is $25,150 — an effective 3.14% of the price, payable around settlement and not tax-deductible along the way.
The table below is computed by Plintha's finance engine at the FY2025–26 general (investor) rates — the same code that prices duty inside every Plintha analysis, verified against the official revenue-office calculator.
What you'll pay in ACT
| Purchase price | Transfer duty | Effective rate |
|---|---|---|
| $400,000 | $8,000 | 2.00% |
| $500,000 | $11,400 | 2.28% |
| $600,000 | $15,720 | 2.62% |
| $650,000 | $17,880 | 2.75% |
| $700,000 | $20,040 | 2.86% |
| $750,000 | $22,200 | 2.96% |
| $800,000 | $25,150 | 3.14% |
| $900,000 | $31,050 | 3.45% |
| $1,000,000 | $36,950 | 3.69% |
| $1,250,000 | $52,950 | 4.24% |
| $1,500,000 | $68,100 | 4.54% |
| $2,000,000 | $90,800 | 4.54% |
How ACT calculates it
Like every Australian jurisdiction, the ACT applies duty on a sliding scale: higher price bands attract higher marginal rates, so the effective rate climbs with the purchase price — you can see that in the effective-rate column above.
the ACT currently applies no foreign-purchaser duty surcharge (a separate land-tax surcharge can apply instead).
Duty is generally payable at or shortly after settlement. Because it's a cost of acquiring the asset, it isn't claimable as an annual deduction — it forms part of your cost base for capital gains tax when you eventually sell.
The other upfront costs to budget
- —Deposit — typically 20% of the price to avoid lenders mortgage insurance (LMI); above 80% LVR, LMI is added.
- —Conveyancing and legal fees.
- —Building and pest inspections (typically $400–800).
- —Buyer's agent fee, if you use one — commonly a flat fee or a percentage of the price.
- —Loan establishment and government registration fees.
Common questions
Is stamp duty tax-deductible on an investment property?+
No — it is a capital cost of acquiring the property, not an ongoing expense. It is added to your cost base, which reduces your capital gain when you sell.
Do these figures include first-home or owner-occupier concessions?+
No. The table shows the general (investor) rates. Concessional rates for owner-occupiers, first-home buyers and off-the-plan purchases vary by state and price — check eligibility with the revenue office.
How does Plintha use these numbers?+
Every Plintha analysis computes the exact duty for the property's state and price with this same engine, and shows it in the upfront-cash figure — no [ASSUMED] estimate for duty, ever.
Run the numbers on a real property.
Paste any listing and Plintha computes the exact duty, the after-tax cashflow under the 2026–27 rules, and a verdict — free, no card, no sign-up.
Analyse a property — freeThis guide is general information, not financial, tax, credit or legal advice — it doesn't consider your objectives, financial situation or needs. Figures are computed at the rates current as of the date shown and can change. Confirm decisions with licensed professionals.