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ACT abolishes stamp duty for first home buyers: what changed

By admin. Updated .

Quick answer: from 1 July 2026, eligible first home buyers in the ACT pay no stamp duty (conveyance duty) at any price, with no income test. On an $800,000 home that saves $22,158 compared with standard owner-occupier rates. The ACT is the first jurisdiction in Australia to do this.

The change came in the ACT’s 2026-27 Budget. It removes the property price cap and income limit from the existing Home Buyer Concession Scheme, so every eligible buyer now pays nothing. Check the duty on any ACT property with our stamp duty calculator (choose ACT).

What changed on 1 July 2026

  • No price cap: the exemption applies whatever the property costs.
  • No income test: the household income limit has been removed.
  • Not just first home buyers: the scheme also covers people who have not held an interest in property in the last 5 years.
  • Other new exemptions: eligible pensioners, Disability Duty Concession Scheme recipients, and owner-occupiers buying a newly built unit-titled property also pay no duty.

How much ACT buyers save

Property price Owner-occupier duty Eligible first home buyer Saving
$600,000 $12,728 $0 $12,728
$800,000 $22,158 $0 $22,158
$1,000,000 $33,958 $0 $33,958
$1,200,000 $46,758 $0 $46,758
ACT 2026-27 owner-occupier conveyance duty rates. Investors pay higher rates, for example $25,150 on $800,000.

Who is eligible

  • No buyer, or their partner, has held an interest in any property in the last 5 years (first home buyers qualify automatically).
  • At least one buyer must live in the home as their main residence for at least 12 months, starting within one year of settlement.
  • The purchase must be for a home to live in, not an investment.

If you don’t meet the residence requirement, the duty may become payable. Check the ACT Revenue Office’s current guidelines before you sign.

What it means for ACT buyers

Without duty to save for, an ACT first home buyer only needs the deposit and smaller costs such as conveyancing and registration fees. Combined with the 5% Deposit Scheme, which has a $1,000,000 price cap in the ACT, an eligible buyer could purchase an $800,000 home with a $40,000 deposit and no LMI or stamp duty.

The ACT has been phasing out stamp duty for all buyers since 2012, replacing it gradually with higher general rates. Buyers who are not eligible for the exemption still pay duty, but owner-occupier rates are lower than investor rates.

To compare with other states, see first home buyer stamp duty exemptions by state, or estimate your total costs with the upfront costs calculator.

Frequently asked questions

Do first home buyers pay stamp duty in the ACT?

No. From 1 July 2026, eligible first home buyers pay no conveyance duty in the ACT, regardless of the property’s price or their income.

Is there a price cap on the ACT stamp duty exemption?

No. The cap was removed from 1 July 2026, so the exemption applies at any price.

I owned a home years ago. Can I still qualify in the ACT?

Possibly. The scheme covers buyers who have not held an interest in property in the last 5 years, as well as first home buyers.

Does the ACT have a First Home Owner Grant?

No. The ACT offers duty relief through the Home Buyer Concession Scheme instead of a cash grant.

Do investors pay stamp duty in the ACT?

Yes, at non-owner-occupier rates. On an $800,000 investment property, duty is $25,150.

Sources

  • ACT Revenue Office, ACT Budget 2026-27 updates
  • ACT Revenue Office, conveyance duty for non-commercial property
  • PwC, 2026-27 Australian Capital Territory Budget tax alert
  • Figures calculated with our stamp duty calculator. Updated 17 October 2026.