Australian Capital Territory: stamp duty, FHB & settlement cash

Worked example: $900k FHB (inside the modelled income-tested band)

First-home owner-occupier, established, 20% deposit. The engine zeros duty at or below $1,020,000 when FHB is ticked — then warns you to verify income tests with ACT Revenue. Passing the price gate is not an assessment.

Property value

$900,000

Stamp duty

$0

Government fees

$620

Funds to complete (20%)

$180,620

ACT FHB income-tested exemption (≤ $1,020k) — verify eligibility with ACT Revenue

Price bands the engine can see

Modelled ACT FHB: $0 duty ≤ $1,020,000; sliding concession from $1,020,001 to $1,455,000; full standard rates above $1,455,000. Those are property-value gates only.

ACT Revenue income-tests first-home duty concessions. Household taxable income can fail the concession even when the price is inside the band. DutyStack does not ask for income and must not be treated as an eligibility letter.

Standard rates without FHB

Without an eligible concession, ACT uses a stepped table in this engine (through 6.75% above $1,455,000). Canberra prices sit in the upper steps more often than buyers from smaller markets expect.

FHOG is modelled at $10,000 for new homes with no price cap here. Established: grant = $0. 5% Scheme cap is $1,000,000 (metro and regional are the same in this table).

ACT traps

Before exchange, confirm income tests, prior ownership, and occupancy with ACT Revenue or a conveyancer. The calculator is the price skeleton only.

• Treating a $0 engine result as income-tested approval
• Ignoring the $1,020k / $1,455k slope on a stretch bid
• Assuming Scheme $1m and FHB duty $1.02m are the same gate