Mortgage broker guides · First home buyers
First Home Buyer schemes: every current AU program in one place
First Home Guarantee, Regional FHBG, Family Home Guarantee, First Home Super Saver, state First Home Owner Grants, stamp duty concessions, Help to Buy. Most first home buyers stack 3-4 schemes. Use this page as the checklist before signing a contract.
★Key takeaways
- ✓Most first home buyers can stack 3-4 schemes simultaneously: First Home Guarantee + First Home Super Saver + state stamp duty concession + state FHOG (for new builds).
- ✓First Home Guarantee (FHG) — 50,000 places/year (FY26), 5% deposit, no LMI, government guarantees up to 15%. Income cap $125k single / $200k couple. Property price caps by metro/regional location.
- ✓First Home Super Saver Scheme — release up to $50,000 of voluntary super contributions for your deposit, taxed at marginal rate less 30% offset (typically 4-6% effective tax vs 32.5%+ outside super).
- ✓Stamp duty concessions vary by state — NSW full exemption to $800k (taper to $1m), VIC full to $600k (taper to $750k), QLD full to $700k (taper to $800k). See /stamp-duty-calculator/ for full state-by-state.
- ✓First Home Owner Grant remains in most states but is now restricted to NEW builds only — QLD $30k (best in country, signed before 30 June 2025), NSW/WA/TAS/NT $10k, SA $15k, VIC $10k regional only, ACT replaced by HBCS.
Federal schemes
Five Commonwealth programs
Operated by Housing Australia (formerly NHFIC) and the ATO. Income caps and place allocations reset 1 July each year. Brokers reserve Guarantee places at pre-approval; FHSSS requires an ATO Determination BEFORE you sign a contract.
Scheme · Housing Australia
First Home Guarantee (FHG)
5% deposit, government guarantees the gap to 20% — no LMI
Places per year
50,000 (FY26)
Income cap
$125,000 single / $200,000 combined
Property price cap
NSW capital $900k, NSW regional $700k, VIC capital $800k, VIC regional $650k, QLD capital $700k, QLD regional $550k, WA capital $600k, WA regional $450k, SA capital $600k, SA regional $450k, TAS capital $600k, TAS other $500k, ACT $750k, NT $600k
Eligibility
Australian citizen OR permanent resident, at least 18 years old, first home buyer (or owned no property in last 10 years for some pathways), intend to live in property as PPR within 6 months of settlement and for continuous 12 months, taxable income within cap.
Application path + tips
Reservation is through participating lenders (not direct to Housing Australia). Most major banks + many non-banks participate. Broker confirms place availability at pre-approval. Place is held while you find a property.
Scheme · Housing Australia
Regional First Home Buyer Guarantee (RFHBG)
5% deposit in regional areas, no LMI
Places per year
10,000 (FY26)
Income cap
$125,000 single / $200,000 combined
Property price cap
Generally lower than FHG metro caps — refer to Housing Australia regional postcode list
Eligibility
Same as FHG plus must have lived in target regional area (or adjacent regional area) for the 12 months before contract exchange. Foreign citizen with permanent residence allowed.
Application path + tips
Use the regional postcode lookup at housingaustralia.gov.au to confirm a specific suburb qualifies. Some growth-corridor postcodes have moved between regional and metro classification — verify before relying on the scheme.
Scheme · Housing Australia
Family Home Guarantee (Single Parent)
2% deposit, no LMI, single parents only
Places per year
5,000 (FY26)
Income cap
$125,000
Property price cap
Same as FHG (state-by-state)
Eligibility
Single (not currently in a married or de facto relationship), at least one dependent child, Australian citizen or PR, taxable income within cap. Does NOT need to be a first home buyer — you can have owned property previously, just not currently. Property must be PPR.
Application path + tips
Most under-used of the three Guarantees — places frequently remain available late in the financial year. Broker should confirm current availability before considering other options if you are a single parent.
Scheme · Australian Taxation Office
First Home Super Saver Scheme (FHSSS)
Release up to $50,000 of voluntary super contributions for your deposit, taxed at marginal rate less 30% offset (effective ~4-6% tax for most earners)
Places per year
Unlimited
Income cap
None (but voluntary contributions cap at $15,000/year)
Property price cap
None — no property cap
Eligibility
At least 18 years old, never previously owned property in Australia (or financial hardship determination), first time using FHSSS, contributions must be voluntary (salary sacrifice or personal contributions, NOT mandatory employer SGC).
Application path + tips
Must apply for a Determination from ATO BEFORE signing the contract for your home. Determination tells you the eligible amount. Release request lodged through myGov. Funds arrive 15-25 business days later. Typical saving vs deposit saved outside super: $5,000-$10,000 in tax for a middle-income earner contributing $15k/year for 4 years.
Scheme · Housing Australia
Help to Buy (Shared Equity)
Government takes up to 40% equity in property (30% for established homes, 40% for new builds) — you only borrow against your share, no LMI
Places per year
10,000 (FY26)
Income cap
$90,000 single / $120,000 combined
Property price cap
Generally aligned to FHG caps by location, confirm at source
Eligibility
Australian citizen or PR, at least 18 years old, must occupy as PPR, no current property ownership, sufficient deposit and serviceability for your share. Property is jointly owned with the Commonwealth.
Application path + tips
Launched mid-2025. Equity must be repaid when you sell, refinance, exceed income cap for two years, or at end of loan term. Capital gain on government share returns to government. Best for those who would otherwise be priced out — borrowing capacity stretches significantly. Not all states have enabled it yet, check before relying.
State + territory programs
First Home Owner Grants + duty concessions by state
Most states have narrowed the FHOG to new builds only since 2022-23, but stamp duty concessions remain generous. QLD currently offers the highest cash grant at $30,000 (contracts signed before 30 June 2025).
New South Wales NSW
Revenue NSW ↗First Home Owner Grant
$10,000 new builds only (contracts ≤ $750k)
Stamp duty concession
Full exemption to $800k, taper to $1m (FHBAS) — see /stamp-duty-calculator/
Victoria VIC
SRO Victoria ↗First Home Owner Grant
$10,000 new builds in REGIONAL Victoria only (metro abolished 2022)
Stamp duty concession
Full exemption to $600k, taper to $750k
Queensland QLD
QRO ↗First Home Owner Grant
$30,000 new builds (contracts signed 20 Nov 2023 – 30 Jun 2025, otherwise $15,000)
Stamp duty concession
Full exemption to $700k, taper to $800k
Western Australia WA
RevenueWA ↗First Home Owner Grant
$10,000 new builds only
Stamp duty concession
Full exemption to $450k, taper to $600k
South Australia SA
RevenueSA ↗First Home Owner Grant
$15,000 new builds only
Stamp duty concession
Full FHB duty abolition on new homes (no value cap), concession on existing homes up to $650k
Tasmania TAS
SRO Tasmania ↗First Home Owner Grant
$10,000 new builds only
Stamp duty concession
50% duty discount established homes up to $750k
Australian Capital Territory ACT
ACT Revenue Office ↗First Home Owner Grant
Abolished — replaced by Home Buyer Concession Scheme (HBCS) duty discount
Stamp duty concession
HBCS — full duty discount up to $1m if household income below $250k
Northern Territory NT
NT Revenue ↗First Home Owner Grant
$10,000 BuildBonus new builds
Stamp duty concession
House and Land Package Exemption + FreshStart New Home Grant
Worked example
How a $700k Brisbane FHB stacks four schemes
Single buyer, $95,000 income, $35,000 in savings + $20,000 already salary-sacrificed to super over the last 3 years. Buying a $700,000 new build in Logan.
| Scheme | Benefit applied | Saving / boost |
|---|---|---|
| First Home Guarantee | 5% deposit ($35k vs $140k), no LMI | ~$23,000 LMI saved + 3 yrs faster entry |
| First Home Super Saver | Release ~$20k of voluntary contributions for deposit | ~$5,000 tax saved + $20k deposit boost |
| QLD First Home Concession (duty) | Tapered duty concession at $700k | ~$18,000 duty waived |
| QLD First Home Owner Grant | $30,000 cash for new build (contracts signed before 30/06/2025) | $30,000 |
| Total stack value | ~$76,000 | |
Same buyer in NSW: ~$50k stack (FHG + FHSSS + FHBAS — no FHOG on established homes, no QLD-equivalent for $700k new build above NSW threshold). Same buyer in VIC: ~$45k stack (no metro FHOG). State eligibility matters as much as federal.
Application sequence
Order matters — do this in sequence
- 12-24 months before: Start FHSSS contributions if you have time + income. Voluntary contributions capped at $15k/year. Get to $30-50k of FHSSS funds.
- 3-6 months before: Engage a mortgage broker. Map all schemes you qualify for. Get pre-approval. Broker reserves FHG place at this point.
- Before signing contract: Apply for FHSSS Determination from ATO via myGov. Determination tells you the exact eligible release amount. DO NOT skip this — release after contract is signed is not allowed.
- Contract signed: Lodge FHSSS release request via myGov (15-25 business days for funds).
- 2-4 weeks before settlement: Conveyancer lodges duty concession application with state revenue office. FHOG application lodged with bank or state revenue office (depending on jurisdiction).
- Settlement: Stamp duty paid (after concession applied). FHOG credited to settlement funds (most states) or paid to bank account (some states) within 5-10 business days.
- Within 12 months of settlement: Move in. Maintain PPR occupancy for the required period (usually 12 continuous months from move-in). Failing this can trigger clawback of duty concession and FHOG.
Common questions
FHB schemes — common questions
Can I combine multiple First Home Buyer schemes?
Yes, and most savvy first home buyers stack 3-4 schemes. Typical stack: First Home Guarantee (no LMI) + First Home Super Saver (boost deposit) + state stamp duty concession (save $20-40k) + state First Home Owner Grant for new builds ($10-15k). Eligibility must be met for each individually, but the schemes are not mutually exclusive. A mortgage broker can map every scheme you qualify for.
What income do I need to qualify for the First Home Guarantee?
For FY26: $125,000 individual / $200,000 combined. Income is assessed against your last financial year's taxable income (so 2024-25 figures apply for places taken during 2025-26). HECS-HELP debt is excluded. Bonuses, overtime and self-employed income are included. Marginal cases — borrowers near the cap or with variable income — should apply early in the financial year when more places are available.
Do I have to be an Australian citizen to qualify for FHG?
FHG is open to Australian citizens AND Australian permanent residents. Some state-level schemes (FHOG in particular) require Australian citizenship — check your state revenue office. Foreign residents and temporary residents are generally ineligible for all FHB schemes and pay foreign buyer surcharge duty on top of standard rates.
Can my partner own a property and I still qualify?
No — FHG, RFHBG and most state schemes require BOTH applicants to be first home buyers. If your partner has owned a property in Australia in the last 10 years, joint applications are ineligible. The Family Home Guarantee is the exception — it is open to single parents only, and prior property ownership IS allowed if you do not currently own one.
How long do FHG places last each year?
Places reset on 1 July each year. FY26 allocation: 50,000 FHG + 10,000 RFHBG + 5,000 Family Home Guarantee. Historically allocations have filled within 4-8 months, with regional and family places lasting longer. Brokers reserve places at pre-approval stage, so applying early in the financial year gives the most flexibility. Check current availability at <a href="https://www.housingaustralia.gov.au/" class="text-[var(--vbrand)] underline">housingaustralia.gov.au</a>.
What is the maximum I can release from super under FHSSS?
Up to $50,000 of voluntary contributions plus deemed earnings (the limit was $30,000 before 1 July 2022 and is now $50,000). Voluntary contributions are capped at $15,000 per financial year, so you need at least 4 years of contributions to reach the $50,000 cap. The amount released is taxed at your marginal rate less a 30% tax offset — typically resulting in 4-6% effective tax. Better than 32.5%+ outside super for most earners.
Do all states still offer a First Home Owner Grant?
Most do, but the schemes have narrowed significantly. As of April 2026: NSW $10,000 new builds only, VIC $10,000 new builds in regional Victoria only (metro abolished), QLD $30,000 new builds (was $15k until June 2024, doubled to $30k for contracts signed June 2024 - June 2025), WA $10,000 new builds, SA $15,000 new builds only, TAS $10,000 new builds, ACT no longer applies (replaced by HBCS duty discount), NT $10,000 BuildBonus scheme for new builds. Established home FHOG is no longer available in any state.
Is the Help to Buy scheme available?
Help to Buy (the federal shared equity scheme) launched mid-2025 as a Housing Australia program. Government takes up to 40% equity in the property — you only borrow against your share, no LMI required, and equity is bought back over time or at sale. 10,000 places per year. Income caps tighter than FHG ($90k individual / $120k combined). Cross-check current rules at housingaustralia.gov.au before relying on this — some states have not yet enabled the scheme.
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