First home buyer stamp duty in ACT
Full exemption, no price cap and no income test. Eligible first home buyers pay $0 conveyance duty.
Use the contract price, or the market value if that is higher.
ACT conveyance duty — 2026-27
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What changed this year
The ACT made history on 1 July 2026. It became the first place in Australia to abolish stamp duty for all first home buyers. There is no price cap and no income test any more. Pensioners, eligible NDIS participants, and anyone who has not owned property for five years get the same exemption. The ACT also charges lower rates to owner-occupiers than to investors.
How much first home buyers save in ACT
| Price | Standard duty | You pay | You save | Status |
|---|---|---|---|---|
| $500,000 | $8,408 | $0 | $8,408 | Full exemption |
| $600,000 | $12,728 | $0 | $12,728 | Full exemption |
| $700,000 | $17,048 | $0 | $17,048 | Full exemption |
| $800,000 | $22,158 | $0 | $22,158 | Full exemption |
| $900,000 | $28,058 | $0 | $28,058 | Full exemption |
| $1,000,000 | $33,958 | $0 | $33,958 | Full exemption |
Who counts as a first home buyer?
The rules are similar across Australia, and they are stricter than most people expect. In general you must:
- Be at least 18 years old.
- Be an Australian citizen or permanent resident (at least one buyer must be).
- Have never owned residential property in Australia before, including as an investor. Owning an investment property counts, even if you never lived in it.
- Move in within 12 months of settlement and live there for at least 12 continuous months.
- Buy as an individual, not through a company or trust.
Your partner's history counts too. If your spouse or de facto partner has owned property, you may both lose eligibility even though you personally have never owned anything.
Watch the threshold edge
Thresholds create sharp jumps. Paying a few thousand dollars more for a property can push you past a cutoff and cost you far more in duty than the extra you paid for the house. Before you raise your offer near a threshold, run both prices through the calculator above and compare the duty, not just the price.
Common questions
Do first home buyers pay stamp duty in ACT?
From 1 July 2026, no. Australian Capital Territory removed the price cap and the income test, so all eligible first home buyers pay zero conveyance duty.
Does an investment property count against me?
Yes, in every state. Owning any residential property in Australia before, even one you rented out and never lived in, normally makes you ineligible. Some states make an exception for property inherited or owned before a set date, so it is worth checking your exact case.
What if only one of us is a first home buyer?
Most states treat you as a couple. If your partner has owned property, you usually lose the concession even if you have not. A few states allow a partial concession based on your ownership share, so ask the revenue office before you assume.
Do I apply before or after I buy?
You normally apply through your conveyancer or solicitor as part of the settlement paperwork, not beforehand. If you pay full duty and later find out you were eligible, you can usually claim a refund, but there are time limits.
Can I rent the property out straight away?
No. Nearly every scheme requires you to live in the home for a set period, usually 12 months, starting within a year of settlement. If you move out early you may have to repay the concession.
First home buyer rules in other states
- NSW first home buyers
New South Wales
- VIC first home buyers
Victoria
- QLD first home buyers
Queensland
- WA first home buyers
Western Australia
- SA first home buyers
South Australia
- TAS first home buyers
Tasmania
- NT first home buyers
Northern Territory
Source: ACT Revenue Office — official rates and concessions. Rates checked 28 July 2026. Estimates only, not financial or legal advice. Eligibility is decided by ACT Revenue Office, not by this calculator.