---
title: "Stamp Duty ACT 2026 — Home Buyer Concession Scheme | BuildBudget"
description: "ACT stamp duty rates and first home buyer relief. Highest exemption threshold ($1,020K) but income-tested. Building saves $15K-$30K+."
source: HomeBuildBudget
sourceUrl: https://homebuildbudget.com/guides/stamp-duty-act/
lastUpdated: 2026-05-09
citationUrl: https://homebuildbudget.com/guides/stamp-duty-act/
---

# Stamp Duty ACT 2026 — Home Buyer Concession Scheme

ACT stamp duty rates and first home buyer relief. Highest exemption threshold ($1,020K) but income-tested. Building saves $15K-$30K+.

ACT stamp duty rates and first home buyer relief. Highest exemption threshold ($1,020K) but income-tested. Building saves $15K-$30K+.

Property Finance Analyst · CPA, Cert IV Finance & Mortgage Broking

Building Regulations Specialist

Quick answer: ACT stamp duty on a $1,000,000 property is approximately $32,000. First home buyers pay zero stamp duty on properties up to $1,020,000 — the highest threshold in Australia — but it’s strictly income-tested ($250,000 combined income limit). Building instead of buying saves $15,000–$30,000+ because you only pay duty on land. The ACT has no foreign buyer surcharge and is transitioning away from stamp duty entirely. Updated April 2026 based on ACT Revenue Office data.

“The ACT’s $1,020,000 exemption threshold is nearly double what NSW offers. But the income test catches a lot of dual-income Canberra couples — if you’re both on $130K, you’re over the limit. Check your eligibility before building your purchase strategy around it.”
— Emma Whitfield, Property Finance Analyst at BuildBudget

### First Home Buyer Concessions (Home Buyer Concession Scheme)

### Income Thresholds (From July 1, 2024)

### Standard Rates (Not First Home Buyer)

## The Building Advantage: Pay Stamp Duty on Land Only

### Example 2: First Home Buyer in Belconnen

### Example 3: High-Income Buyer in Dickson (Doesn’t Qualify for HBCS)

### See your ACT stamp duty savings

## How It Works

### The Two-Contract Rule

## Off-the-Plan Unit Duty Exemption (RZ1)

### Pensioner Duty Concession

### Disability Duty Concession

### People Fleeing Family Violence

## No Foreign Buyer Surcharge

## The Land Tax Transition

## Key Points

- $800,000 property: $0 (normally ~$24,000)
- $1,000,000 property: $0 (normally ~$32,000)
- $1,200,000 property: ~$11,520 (normally ~$38,600, saving ~$27,000)
- Buy the land first — you pay stamp duty on the land value only
- Sign a building contract separately — the building contract is NOT subject to stamp duty
- You need one contract for the land purchase
- You need a separate building contract with your builder
- The land settlement has to happen before construction starts (or at least, land and build are contracted separately)
- If a developer is selling you the land and building the home as a bundled deal in one contract, ACT Revenue Office can treat it as a single purchase—and you’ll pay duty on the lot
- 100% duty exemption on off-the-plan units up to $1 million property value

## Frequently Asked Questions

### Can I get both the HBCS exemption and the RZ1 off-the-plan exemption?

No. You can only claim one. But you’d choose whichever gives you the better outcome:

### What if I don’t meet the HBCS income test?

You pay standard stamp duty rates. But if you’re building, you still only pay duty on the land—not the construction cost. That’s a significant saving regardless of income.

### How does the ACT compare to other states?

Stamp duty exemption thresholds for first home buyers:

### Will land tax affect me?

Not if you live in the property. Principal residences are exempt from ACT land tax.

### Can I claim the concession if I’m buying land to build on?

Yes. Vacant land purchases qualify under HBCS. If you’re buying a $400,000 block in Gungahlin to build on, you pay $0 stamp duty (assuming you meet the income test).

### Want to know your exact build cost?

Use our free calculator — adjusted for your suburb, size, and finish level.

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*Source: [HomeBuildBudget](https://homebuildbudget.com/guides/stamp-duty-act/)*