Stamp Duty on a $500,000 Home in ACT (2026–27)
What you'll pay in transfer duty on a $500,000 property in ACT, for owner-occupiers, first home buyers and investors.
$500,000 stamp duty in ACT by buyer type
| Buyer | Duty | Rate | Notes |
|---|---|---|---|
| Home to live in | $8,408 | 1.68% | Owner-occupier rates. |
| First home (established) | $0 | 0.00% | Home Buyer Concession Scheme – no duty, no price or income cap. |
| First home (new) | $0 | 0.00% | Home Buyer Concession Scheme – no duty, no price or income cap. |
| Investment | $11,400 | 2.28% | – |
First home buyers
An eligible first home buyer pays no transfer duty on an established $500,000 home in ACT, saving $8,408.
Home Buyer Concession Scheme – no duty, no price or income cap.
How much cash you'll need
With a 20% deposit of $100,000, stamp duty takes the cash you need at settlement to about $108,408 for an owner-occupier, before legal fees, inspections and government registration fees. Duty is usually due at or soon after settlement, and most lenders won't add it to your loan.
How duty changes around $500,000 in ACT
Between $500,000 and $600,000, duty rises from $8,408 to $12,728. Each extra $1,000 you pay for the property in that range adds about $43 in duty (4.3%), so negotiating $20,000 off the price would save about $864 in duty as well.
At $400,000, the same buyer would pay $5,008, $3,400 less.
Stamp duty of $8,408 is 8% of a 20% deposit on this property. Saved at $500 a week, it would take about 0.3 years to put aside the duty alone.
$500,000 stamp duty in every state
| State | Owner-occupier | First home buyer (established) |
|---|---|---|
| New South Wales | $16,687 | $0 |
| Victoria | $21,970 | $0 |
| Queensland | $8,750 | $0 |
| Western Australia | $17,765 | $0 |
| South Australia | $21,330 | $21,330 |
| Tasmania | $18,248 | $18,248 |
| ACT | $8,408 | $0 |
| Northern Territory | $23,929 | $23,929 |
Other prices in ACT
$400k · $600k · $700k · $750k · $800k · $900k · $1m · $1.2m · $1.5m · $2m · full ACT table
Transfer duty only, at 2026–27 rates. Excludes foreign buyer surcharges and registration fees. First home buyer figures assume you meet every eligibility rule.
Frequently asked questions
How much is stamp duty on a $500,000 house in ACT?
About $8,408 for an owner-occupier in 2026–27, an effective rate of 1.68%. An investor pays $11,400.
Do first home buyers pay stamp duty on a $500,000 home in ACT?
An eligible first home buyer pays no transfer duty on an established $500,000 home in ACT, saving $8,408.
Which state has the lowest stamp duty on a $500,000 home?
ACT is lowest at $8,408 for an owner-occupier, and Northern Territory is highest at $23,929.
Last reviewed October 2026. Estimates for general information only, based on 2026–27 rates. Check important figures with the relevant government agency or a licensed professional.