First Home Buyer Grants Australia 2026: Every State Scheme Explained

Federal Schemes: Available to All Eligible First Home Buyers

The federal government operates three deposit guarantee schemes under the Home Guarantee Scheme, administered through Housing Australia (formerly NHFIC). These do not provide cash — they guarantee a portion of your loan, allowing you to buy sooner with a smaller deposit and without paying Lenders Mortgage Insurance (LMI).

First Home Guarantee (35,000 places per year)

The flagship scheme allows eligible first home buyers to purchase with a 5% deposit. The federal government guarantees up to 15% of the property value, bringing your effective LVR to 80% in the lender's eyes — meaning no LMI. On a $700,000 property, avoiding LMI saves approximately $15,000–$22,000 that would otherwise be added to your loan.

Eligibility: Australian citizen or permanent resident; never previously owned property in Australia; income cap $125,000 (singles) or $200,000 (couples); must intend to live in the property as your principal place of residence.

Property price caps (2025–26): Sydney and NSW regional centres $900,000; Melbourne and Vic regional centres $800,000; Brisbane $700,000; Perth $600,000; Adelaide $600,000; ACT $750,000; Hobart and TAS regional $600,000; Darwin and NT regional $600,000.

How to apply: Through a participating lender. Not all lenders participate — check the Housing Australia website for the current list. You apply for the home loan through the lender, who handles the guarantee allocation.

Regional First Home Buyer Guarantee (10,000 places per year)

Identical structure to the First Home Guarantee — 5% deposit, no LMI, government guarantees 15% — but exclusively for buyers in regional Australia. To qualify, you must have lived or worked in the regional area where you are purchasing for the 12 months immediately preceding the application. Same income caps and citizenship requirements apply. Property price caps are slightly different for regional areas — typically $450,000–$600,000 depending on the region.

Family Home Guarantee (5,000 places per year)

Designed specifically for single parents or single legal guardians with at least one dependent child. The government guarantees up to 18% of the loan value, allowing purchase with just a 2% deposit and no LMI. You do not need to be a first home buyer under this scheme — you may have previously owned property, provided you do not currently own property. Income cap is $125,000. This is the most accessible deposit scheme available in Australia.

First Home Super Saver (FHSS) Scheme

The FHSS is a federal tax strategy that lets you save for a home deposit inside your superannuation fund, taking advantage of the 15% concessional tax rate on voluntary contributions instead of paying your marginal income tax rate.

You can contribute up to $15,000 per financial year in voluntary contributions (concessional or non-concessional), and withdraw up to $50,000 total across all years, plus associated earnings. For someone on a $90,000 salary (marginal rate 32.5% plus Medicare), each $15,000 contributed saves approximately $2,600 in tax compared with saving in a regular bank account. Over three to four years of maximum contributions, the tax saving can reach $8,000–$10,000 — essentially free money toward your deposit.

To access the funds, you must apply to the ATO for a FHSS determination. Once approved, your super fund releases the funds, minus a withholding tax. You must use the released amount to purchase a property within 12 months, or recontribute it to super. The FHSS works alongside all other first home buyer schemes — you can use FHSS savings as part of your 5% deposit under the First Home Guarantee, for example.

State and Territory Grants and Stamp Duty Concessions

Each state and territory administers its own First Home Owner Grant (FHOG) and stamp duty concession scheme. These apply in addition to federal schemes. The FHOG is almost always restricted to new or substantially renovated homes — you generally cannot claim it on an established property. Stamp duty concessions, however, often apply to both new and established homes.

NSW — Key Details

NSW's First Home Buyer Assistance Scheme provides a full exemption from stamp duty for new and established homes up to $800,000, and a concession on a sliding scale between $800,000 and $1,000,000. On a $750,000 purchase, a non-first-home buyer would pay approximately $29,000 in stamp duty; a first home buyer pays zero. The $10,000 FHOG applies only to new homes or substantially renovated properties up to $600,000 (contract price) or $750,000 for land plus construction.

VIC — Key Details

Victoria's First Home Buyer Duty Exemption provides a full stamp duty waiver for homes up to $600,000 and a concession for homes between $600,000 and $750,000. The FHOG is $10,000 for metro Melbourne new homes and $20,000 for regional Victoria — a meaningful additional boost for buyers willing to purchase outside the capital. The regional threshold applies to postcodes in regional Victoria as defined by the State Revenue Office.

QLD — Key Details

Queensland's $30,000 FHOG is the most generous in mainland Australia for new home construction. Combined with a full stamp duty waiver for properties up to $700,000, a Queensland first home buyer building a new $650,000 home receives $30,000 cash and avoids approximately $12,850 in stamp duty — a $42,850 combined benefit.

Who Is Eligible for First Home Buyer Schemes?

All Australian first home buyer schemes share a core eligibility framework, with state-specific variations:

• Citizenship/residency: Must be an Australian citizen or permanent resident (PR). Temporary visa holders do not qualify for most schemes, though some states have limited provisions for specific visa types.
• Never owned property: For FHOG and most stamp duty concessions, you must never have owned residential property in Australia before (in any form — as a sole owner, joint owner, or through a company or trust).
• Occupancy requirement: You must move into the property as your principal place of residence within 12 months of settlement, and live there for a continuous period of at least 6–12 months (varies by state).
• Property type: FHOG typically applies to new homes only. Stamp duty concessions usually apply to both new and established properties below the relevant threshold.
• Income caps: Federal deposit guarantee schemes cap individual income at $125,000 and couple income at $200,000. State FHOG programs do not generally impose income limits.

How to Apply

The application process depends on which scheme you are claiming:

• Federal deposit guarantee schemes (First Home Guarantee, Regional FHB Guarantee, Family Home Guarantee): Apply through a participating lender when you apply for your home loan. You cannot apply directly to Housing Australia. Your lender will check eligibility and reserve a place in the scheme.
• FHSS: Apply to the ATO for a First Home Super Saver determination after you have found a property. You must apply before signing the purchase contract or within 14 days of signing. The ATO will issue a release authority to your super fund.
• State FHOG: Apply through your lender (at settlement for new loans) or directly through the state revenue office (if you are building or have purchased without a lender). Applications must be lodged within 12 months of settlement or completion of construction.
• Stamp duty concessions: Claimed through your conveyancer or solicitor at settlement. You will complete a declaration form confirming eligibility. Incorrect claims can result in back-payment of duty plus penalties.

Frequently Asked Questions

Can I stack multiple grants — for example, the federal First Home Guarantee AND the state FHOG?

Yes. Federal and state schemes operate independently. You can use the First Home Guarantee (5% deposit, no LMI) and simultaneously claim the state FHOG ($10,000–$30,000) and a stamp duty concession, provided you meet both sets of eligibility requirements. This is the most powerful combination for buyers of new properties.

Does the First Home Owner Grant count as part of my deposit?

In most states, yes — the FHOG can be counted toward your deposit, but timing matters. The grant is typically paid at settlement (not when you sign the contract), which means you still need the full deposit available at exchange. Some lenders will recognise the incoming FHOG in their pre-approval, but you need to confirm this arrangement explicitly with your lender before relying on it.

What happens if I rent out my property before meeting the occupancy requirement?

You will need to repay the FHOG and potentially any stamp duty concession with interest. The ATO and state revenue offices monitor compliance. The occupancy requirement — living in the property as your principal place of residence for a continuous period of 6–12 months — must be met before you rent it out.

Is there an income limit for the state FHOG?

No. Unlike the federal deposit guarantee schemes, state First Home Owner Grants do not have income limits. The eligibility requirements are based on property ownership history, property type, and purchase price, not your earnings.

I owned property overseas — do I still qualify as a first home buyer in Australia?

For most Australian schemes, yes. The First Home Owner Grant and first home buyer stamp duty concessions are specifically about never having owned property in Australia. If you owned property only overseas, you remain eligible as a first home buyer in Australia. However, confirm this with the relevant state revenue office and your lender before applying.