First Home Buyer Guide ACT: Schemes, Stamp Duty & Canberra Property (2026)

No FHOG in the ACT, here's what you get instead

Unlike every other Australian state and territory, the ACT does not offer a First Home Owner Grant. The ACT Government replaced it with the Home Buyer Concession Scheme, which can deliver more value than a cash grant by eliminating stamp duty entirely for eligible buyers.

Given that Canberra has some of the highest property prices in Australia, and therefore high stamp duty bills, the HBCS is typically worth far more than a FHOG would be.

Home Buyer Concession Scheme (HBCS)

The HBCS allows eligible first home buyers in the ACT to pay no stamp duty (conveyance duty) on their purchase. This is a full exemption, not a concession or reduction.

Key eligibility requirements:

• At least one buyer must be an Australian citizen or permanent resident
• No buyer or their spouse/partner can have previously owned residential property in Australia
• The property must be the buyer's principal place of residence
• Income thresholds apply (combined gross income of all buyers)
• Property value thresholds apply (dutiable value cap)

Income and property price thresholds are adjusted periodically. Always check current thresholds at revenue.act.gov.au before planning around HBCS, buying a property just over the threshold means full stamp duty applies.

ACT Shared Equity Scheme

The ACT Government runs a shared equity scheme for eligible buyers who can't afford to purchase without additional support. The government contributes a portion of the purchase price (equity contribution) in exchange for a proportional interest in the property.

• The government's equity stake reduces the loan you need, lowering repayments
• You pay no rent or return on the government's share during occupancy
• You can progressively buy out the government's share over time
• When you sell, the government recoups its proportional share of the sale price
• Strict income and asset eligibility criteria apply

This is particularly valuable in Canberra where prices are high relative to income for many essential workers (teachers, nurses, junior public servants). Check current availability and eligibility with the ACT Housing Authority.

Land Rent Scheme

The ACT offers a unique Land Rent Scheme as an alternative to purchasing land outright:

• You lease the land from the ACT Government and pay annual rent on the land component only
• You own the dwelling (house or improvements) on the land
• Significantly reduces the upfront capital required, you only finance the build
• Land rent rates are set by the government and are generally lower than servicing a land mortgage
• You can convert to a standard Crown Lease (purchase the land outright) at any time

Worth considering for first home buyers building new homes in the ACT, particularly in greenfield developments.

Federal government schemes

First Home Guarantee

5% deposit, no LMI. ACT price cap is $750,000, joint second highest in Australia after NSW ($900,000) and tied with Victoria. This reflects Canberra's high median prices and makes the scheme applicable to a wide range of ACT properties.

First Home Super Saver Scheme (FHSSS)

Given Canberra's high average incomes (driven by the public sector), the FHSSS is particularly valuable. Voluntary super contributions of up to $15,000/year (max $50,000 total) can be withdrawn for a deposit, with contributions taxed at 15% rather than your marginal rate.

Leasehold land, the ACT's unique system

The most important thing to understand about Canberra property: all land in the ACT is held under Crown Lease (leasehold tenure). There is no freehold land in the ACT, the territory government owns all land.

• You own the dwelling (house, apartment, or improvements) and hold a Crown Lease over the land, typically 99 years.
• Crown Leases specify permitted use, e.g. residential, commercial. Using land contrary to the lease is a breach.
• Change-of-use charges: if you develop, subdivide, or change the use of the land, the government may charge a fee for the uplift in land value.
• Mortgage and finance: All major banks lend on ACT Crown Lease properties as a matter of course; no unusual financing challenges for standard residential purchases.
• 99-year leases: When a lease approaches the end of its term (rare in modern residential areas), it's typically renewed automatically.

For most buyers of standard residential homes in Canberra, leasehold operates almost identically to freehold. The differences become more significant when developing or changing use.

Canberra property market overview

Canberra is consistently among Australia's most expensive markets, driven by high incomes, stable government employment, and quality housing demand.

• High median house and unit prices, among the top in Australia
• Strong public service employment provides economic stability
• Low vacancy rates and strong rental demand
• Well-planned city with excellent infrastructure, schools, and amenities
• Greenfield developments (Gungahlin, Molonglo/Whitlam, Googong) offer newer, more affordable stock
• Inner Canberra (Braddon, Kingston, Barton, New Acton) commands significant premiums

For first home buyers, the HBCS waiver and the $750K FHBG cap are critical enablers in a market where median house prices regularly exceed $900,000.

Eligibility requirements

For the Home Buyer Concession Scheme:

• At least one buyer must be an Australian citizen or permanent resident
• No buyer (or their domestic partner) can have previously owned residential property in Australia
• The property must become the buyer's principal place of residence
• Income and property value thresholds must be met (check current figures at revenue.act.gov.au)

ACT income thresholds are set to include typical public service incomes at lower classifications, recognising the importance of accessibility for essential workers. Dual-income professional households may exceed the cap.

Step-by-step, buying your first home in the ACT

1. Check HBCS eligibility first. Confirm income and property-value thresholds before searching. Zero stamp duty vs a $20K+ bill changes your total budget significantly.
2. Calculate your total budget. Conveyancing ($1,500 to $2,500), inspections, title searches, moving. Exclude stamp duty if HBCS-eligible; include it if not.
3. Consider the First Home Guarantee. If your deposit is under 20%, FHBG (5% deposit, no LMI, $750,000 cap) saves tens of thousands in LMI. Apply via a participating lender.
4. Get pre-approval. Any major bank lends on ACT Crown Lease properties without issue, leasehold isn't an obstacle.
5. Understand the Crown Lease. Have your conveyancer review lease conditions and any development or change-of-use restrictions on the property.
6. Make an offer and sign. Standard ACT purchase contract. 5 business days cooling-off on private treaty (none at auction).
7. Apply for HBCS. Lodge with the ACT Revenue Office, typically as part of settlement through your conveyancer.

Resources and contacts

• ACT Revenue Office, HBCS, stamp duty, land rent: revenue.act.gov.au
• ACT Housing Authority, shared equity and community housing: housing.act.gov.au
• Housing Australia, First Home Guarantee and federal schemes: housingaustralia.gov.au
• ACT Civil and Administrative Tribunal (ACAT), tenancy and property disputes: acat.act.gov.au
• Access Canberra, general ACT government services: accesscanberra.act.gov.au