First home buyer concessions. The 5 schemes nobody explains in one place.

Five separate Australian government schemes help first home buyers reduce their upfront costs. They are funded by different governments (federal, state), administered by different agencies, and have different eligibility rules. Many first home buyers use only one or two when they could use three or four.

This post is the consolidated guide for 2026. The eligibility matrix, the dollar values, and the order in which to apply.

Scheme 1: First Home Owner Grant (FHOG)

State government one-off grant for first home buyers.

How much

• NSW: $10,000 (new homes under $750,000, or substantially renovated)
• VIC: $10,000 (new homes under $750,000)
• QLD: $30,000 (new homes under $750,000 in 2026 after recent increase)
• WA: $10,000 (new homes)
• SA: $15,000 (new homes under $650,000)
• TAS: $10,000 (new homes)
• NT: $50,000 (new homes)
• ACT: Income-tested concession scheme, no flat FHOG

Key eligibility

• First home (you have never owned property in Australia)
• New build or substantially renovated (most schemes do not apply to established dwellings)
• Owner-occupier intent (must live in for 6-12 months)
• Australian citizenship or permanent residency

Notes

QLD increased its FHOG to $30,000 in late 2023 and the increase has remained in place for 2026, making it the most generous in the country for new builds.

Scheme 2: First Home Buyer Assistance Scheme (FHBAS) — NSW

NSW-specific stamp duty exemption / concession.

How much

• Full exemption: established homes up to $800,000, new homes up to $800,000
• Concession (sliding scale): established homes $800,000-$1,000,000, new homes $800,000-$1,000,000

The full exemption saves $32,090 on an $800k purchase. The concession saves a progressively smaller amount up to $1,000,000.

Key eligibility

• First home buyer
• Owner-occupier (must live in for at least 6 months in the first 12 months)
• Property value under the threshold

Notes

NSW first home buyers also have the optional property-tax pilot (replacing upfront stamp duty with annual land tax). Take-up has been modest.

Other states have similar (though differently structured) stamp duty concessions: VIC up to $600k full exemption, QLD up to $700k, SA up to $650k, WA up to $530k.

Scheme 3: First Home Guarantee (FHBG)

Federal scheme that allows first home buyers to purchase with a 5% deposit without paying LMI.

How much

Up to 35,000 places available per financial year nationally (as of 2026, after recent expansions). The "value" is the LMI you would otherwise pay, typically $15,000-25,000 on a 95% LVR loan.

Key eligibility

• First home buyer
• Income limit: $125,000 single / $200,000 couple
• Property value caps (vary by region):
  • Sydney: $900,000
  • Melbourne: $800,000
  • Brisbane: $700,000
  • Other state capitals: $600-650,000
  • Regional areas: lower caps

Notes

The FHBG is administered by Housing Australia (formerly NHFIC). Lenders participate in the scheme by accepting government guarantee in place of LMI. Not all lenders participate; you need to choose one that does.

Scheme 4: First Home Super Saver (FHSS)

Federal scheme that lets you save for a first home deposit inside your superannuation account, taking advantage of the lower super tax rate (15% on contributions vs your marginal tax rate).

How much

• You can contribute up to $15,000 per year of voluntary contributions to your super for FHSS purposes
• Total release cap: $50,000 of voluntary contributions plus deemed earnings
• For a typical couple making maximum contributions for 3 years, the tax saving is approximately $7,000-12,000

Key eligibility

• First home buyer (intend to live in the property)
• Have made voluntary super contributions designated for FHSS
• Australian residency

Notes

The FHSS requires planning. You make voluntary super contributions over multiple years, then apply to release them at the time of purchase. The contributions must be designated as FHSS-eligible at the time of contribution (not retrospectively).

The scheme is one of the least-used despite being one of the most tax-efficient.

Scheme 5: Family Home Guarantee (FHG) and Regional First Home Buyer Guarantee (RFHBG)

Federal extensions of the FHBG for specific cohorts.

Family Home Guarantee

For single parents with at least one dependent child. Allows purchase with a 2% deposit (lower than FHBG's 5%) without LMI.

Regional First Home Buyer Guarantee

For first home buyers in regional Australia. Similar to FHBG but with regional property caps and dedicated places.

Eligibility

Same general eligibility as FHBG plus the specific cohort criteria.

Which schemes stack

The schemes can be combined in some ways:

• FHOG + FHBAS (NSW): yes, you can claim both for a new build under $800k
• FHOG + FHBG: yes
• FHBAS + FHBG: yes (NSW)
• FHSS + any of the above: yes (the FHSS just provides funds; the other schemes apply to the purchase itself)
• FHG + FHBG: no (these are alternatives; you pick one)

A first home buyer in NSW purchasing a $750,000 new home could plausibly receive:

• $10,000 FHOG
• $26,990 stamp duty saving (FHBAS full exemption)
• LMI saving via FHBG: ~$18,000
• FHSS withdrawal: ~$50,000 with $8,000 tax benefit
• Total assistance: approximately $63,000

The same buyer in QLD might receive $30,000 FHOG + FHBG + FHSS for approximately $50,000-55,000 in assistance.

The application order

Generally:

1. 6-24 months before purchase: start FHSS contributions
2. 3-6 months before purchase: apply for FHBG eligibility (places limited, apply early in the financial year)
3. At contract: apply for FHOG and state stamp duty concessions
4. At settlement: FHBG kicks in, no LMI required
5. Post-settlement: FHSS release withdrawn from super

Common mistakes

Three patterns:

Mistake 1: not knowing the schemes exist

Many first home buyers use only the state stamp duty concession because it is automatic. They miss the FHBG (active application required) and the FHSS (multi-year planning required).

Mistake 2: missing the new-build qualifier

FHOG is generally only for new builds, not established homes. The biggest grant ($30k QLD) is only for new builds. A buyer purchasing an established home is not eligible for the largest single grant.

Mistake 3: missing the FHBG application window

FHBG places are finite. Each financial year a set number of places open on July 1. They typically allocate within 4-8 months. Buyers who try to apply in May-June for the same financial year often find no places left.

First home buyer assistance is the most generous government support for property purchase in Australia. Most first home buyers use only one or two of the five schemes. Using three or four can save $40,000 to $80,000 of upfront cost. Knowing all five exist is the first step.