ACT Home Buyer Concession Scheme and Grants for 2026

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title: ACT Home Buyer Concession Scheme and Grants for 2026 slug: act-home-buyer-concession-scheme-grants-2026 description: A 2026 guide to ACT first home buyer support. Covers the Home Buyer Concession Scheme with income test up to $1.02M property cap, the abolished First Home Owner Grant, the Land Rent Scheme and how each stacks with federal schemes. author: Adam Gee folder: Schemes-and-Grants state: ACT words: ~1800 status: Draft last_reviewed: 22 May 2026

ACT Home Buyer Concession Scheme and Grants for 2026

The ACT abolished its First Home Owner Grant on 1 July 2019 and replaced it with a single, broader duty concession. In 2026 the Home Buyer Concession Scheme is the primary state-level program. The scheme is income-tested, applies to a wide range of property types (not just first home buyers in the strict sense) and delivers a maximum duty saving of $35,238 on properties up to $1,020,000. AgentBridge breaks down what the scheme does, who qualifies and how it stacks with the Land Rent Scheme and federal programs.

First Home Buyer Help Available in the ACT in 2026

The ACT's primary state-level program is the Home Buyer Concession Scheme (HBCS), administered by the ACT Revenue Office. The scheme is income-tested rather than restricted to first home buyers in the strict sense, which is an important difference from every other Australian jurisdiction. Buyers who have not owned property in the last 5 years and who meet the income test can access the scheme even if they previously owned a home outside that window.

The Land Rent Scheme is the ACT's secondary program. It allows eligible buyers to lease the land from the ACT Government rather than purchase it outright, which substantially reduces the upfront capital required. The First Home Owner Grant has not existed in the ACT since 1 July 2019.

Federal programs sit on top. The Home Guarantee Scheme allows eligible buyers to settle with a 5% deposit and avoid lenders mortgage insurance. Help to Buy adds a federal shared equity option from 2026.

At a Glance

Scheme	Amount	Property Type	Value Cap	Owner-Occupier Requirement
Home Buyer Concession Scheme	Up to $35,238 duty saving	New, established or land	$1,020,000	Live in continuously for 12 months, starting within 12 months of settlement
Land Rent Scheme	Reduced upfront capital (land leased not purchased)	Land for new home	Land value must be below the upper vacant-land threshold under the HBCS (updated 1 January and 1 July each year; confirm with ACT Revenue Office)	Live in as principal place of residence
First Home Owner Grant	Abolished	N/A	N/A	N/A

The ACT First Home Owner Grant — Status

The ACT does not run a First Home Owner Grant in 2026. The First Home Owner Grant ceased in the ACT on 1 July 2019. Buyers researching ACT first home buyer support should not expect a cash grant — the support comes through the Home Buyer Concession Scheme as a duty saving rather than a cash payment.

The decision to abolish the grant and broaden the duty concession was deliberate. The ACT Government took the view that a single, income-tested duty concession was a more equitable structure than a cash grant skewed toward new-build buyers. In 2026 the policy settings still reflect that decision.

ACT Home Buyer Concession Scheme

The Home Buyer Concession Scheme (HBCS) is the primary ACT program. It applies to a buyer who has not owned residential property (or held a legal or equitable interest in any property) in the last 5 years. This is broader than a strict first-home test — buyers who owned property more than 5 years ago can still qualify.

Income thresholds for transactions from 1 July 2024 onward:

• No dependent children: $250,000 gross income
• 1 dependent child: $254,600
• 2 dependent children: $259,200
• 3 dependent children: $263,800
• 4 dependent children: $268,400
• 5 or more dependent children: $273,000

Income is assessed on taxable income, or gross income if there is no assessed taxable income. The income test applies to all applicants combined.

Property value cap and duty saving for transactions from 1 July 2025:

• Maximum property value: $1,020,000
• Maximum duty concession: $35,238
• Properties above $1,020,000 attract duty on the excess

The scheme applies to new homes, established homes and residential land. The buyer must be at least 18, must meet the 5-year property ownership test (extended to include legal or equitable interests in any property), and must live in the property as a principal place of residence continuously for at least 1 year, starting within 12 months of settlement or certificate of occupancy.

Applications are lodged through the buyer's conveyancer or solicitor at settlement. The conveyancer applies the concession through the ACT Revenue Office's lodgement system. The Duties Operations Team at the ACT Revenue Office can be contacted on (02) 6207 0028 for specific eligibility questions.

Other ACT-Specific Schemes

The Land Rent Scheme allows eligible buyers to lease the land component of a property from the ACT Government rather than purchase it outright. The buyer pays a land rent equivalent to 2% per annum of the land's unimproved value (for eligible buyers below the income threshold) and finances only the home build, substantially reducing the upfront capital required.

The Land Rent Scheme is targeted at buyers who would otherwise struggle to assemble a deposit covering both land and build. Eligibility tests apply, including an income test and a property type restriction (the scheme covers single dwellings on Crown leases). Confirm 2026 thresholds with the ACT Revenue Office at publish.

The Pensioner Duty Concession Scheme and the Disability Duty Concession Scheme run separately and serve specific cohorts. Neither is first-home-buyer-specific but both can interact with a first home purchase.

The Off-the-Plan Unit Duty Exemption removes transfer duty entirely on eligible off-the-plan apartment purchases at or below a threshold value. The exemption is not restricted to first home buyers — investors and second home buyers can also access it within the threshold. This is a notable difference from most other states.

Stacking With Federal Schemes — Home Guarantee Help to Buy

The federal Home Guarantee Scheme works alongside the HBCS. Eligible first home buyers can settle with a 5% deposit and avoid lenders mortgage insurance. Property price caps apply by location. Canberra metro caps sit at the higher end of the federal scheme's price bands.

Help to Buy adds a federal shared equity option from 2026. The Commonwealth takes up to 30% (established) or 40% (new) equity in exchange for reducing the buyer's loan size. Help to Buy is a separate scheme from the ACT Land Rent Scheme — buyers can pick the structure that suits their circumstances.

A typical ACT first home buyer in 2026 stacks the HBCS (duty saving up to $35,238) with one federal program (Home Guarantee or Help to Buy). Buyers who cannot assemble a full land-plus-build deposit may use the Land Rent Scheme instead of a federal scheme. Combining HBCS and the Off-the-Plan Unit Duty Exemption is generally not possible since the off-the-plan exemption already removes duty entirely.

How to Apply and What You'll Need

Most ACT first home buyer applications run through the buyer's conveyancer or solicitor at settlement. The conveyancer lodges the transfer duty paperwork (with the HBCS applied) through the ACT Revenue Office's lodgement system. No separate application is required beyond the standard duty paperwork supported by a statutory declaration.

Applicants should expect to provide:

• Proof of identity (driver's licence, passport)
• Proof of Australian citizenship or permanent residency (if applicable; the HBCS does not strictly require citizenship)
• Contract of sale or building contract
• Evidence of consideration paid (deposit receipts)
• Income evidence (tax assessment notices, payslips)
• Statutory declaration confirming eligibility under the 5-year property ownership test

The ACT Revenue Office provides an eligibility checker and a conveyance duty calculator on its website. Buyers should run their numbers through both before exchange.

Federal Home Guarantee applications run separately through participating lenders. Place caps fill quickly at the start of each financial year on 1 July.

Common Disqualifications to Watch For

Exceeding the income threshold is the most common disqualifier for the HBCS. The thresholds are gross income (or assessed taxable income), and they apply to all applicants combined. Two-income households can easily breach the threshold even when individual incomes are moderate.

The 5-year property ownership test is broader than a strict first-home test. It covers any legal or equitable interest in any property, including holdings in family trusts, beneficial interests under a will and similar arrangements. Buyers with any property exposure in the last 5 years should check the test carefully with their conveyancer.

The owner-occupier requirement of 12 continuous months commencing within 12 months of settlement is stricter than the 6-month rule in most other states. Buyers who plan to rent the property initially or who cannot move in promptly should check whether discretion is available.

Exceeding the $1,020,000 property value cap reduces the concession but does not eliminate it — duty is applied to the value above the cap. This is a more buyer-friendly approach than the cliff edges in some other states.

Off-the-plan apartments below the unit duty exemption threshold may qualify for a full exemption rather than the HBCS concession, depending on the specific purchase. The conveyancer should advise on which is the better outcome for the specific transaction.

Frequently Asked Questions

Why doesn't the ACT have a First Home Owner Grant? The ACT abolished the First Home Owner Grant on 1 July 2019 and replaced it with the broader, income-tested Home Buyer Concession Scheme. The position has not changed since.

Can I claim the HBCS if I owned a property 7 years ago? Yes, the test is whether you have owned or held an interest in property in the last 5 years. Prior ownership outside the 5-year window does not disqualify the applicant.

What income counts toward the threshold? Assessed taxable income or, where there is no assessed taxable income, gross income. The threshold applies to all applicants combined.

Can I claim the HBCS on an investment property? No. The HBCS requires the property to be the buyer's principal place of residence for at least 12 continuous months, starting within 12 months of settlement.

Is the Land Rent Scheme open to anyone or only first home buyers? The Land Rent Scheme has its own eligibility tests, including an income test, and is not restricted to strict first home buyers. Confirm current eligibility with the ACT Revenue Office.

Related Resources

• AgentBridge — The Complete Australian Guide to First Home Buyer Schemes in 2026
• AgentBridge — How to Buy Property in the Australian Capital Territory — The Full Process for 2026
• AgentBridge — ACT Stamp Duty Explained — Rates Concessions and How to Calculate It
• ACT Revenue Office — Home Buyer Concession Scheme

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Last reviewed: 22 May 2026. Scheme details change frequently. Confirm current thresholds with the ACT Revenue Office or your conveyancer before exchange. This article is general information only and is not personal financial product advice. Speak to a licensed adviser before making decisions that affect your financial position.