Buyer incentives from 1 July 2026

The 2026-27 ACT Budget changed the demand side in ways that bear directly on who buys the product you are modelling. These affect revenue and absorption, not your costs — but they are a genuine selling point when you are pitching a site to a client.

From 1 July 2026

• Stamp duty abolished for all ACT first home buyers, with no property value cap.
• Stamp duty removed on new unit-titled properties bought by owner-occupiers.
• The off-the-plan concession for owner-occupiers continues.
• Exemptions extended to pensioners, NDIS participants, and anyone who has not owned property in the previous five years.

Why it matters to the model

New unit-titled dwellings bought by owner-occupiers are precisely the product a missing middle infill scheme produces. A buyer of a $900,000 new townhouse who would previously have paid tens of thousands in duty now pays none — which is effectively a subsidy to your purchaser, funded by the Territory, that improves both the price you can achieve and the speed at which you achieve it.

Treat this as a documented tailwind on absorption and pricing rather than a number to plug in. It supports the end value assumption; it does not by itself justify raising it.