The Complete Australian Guide to First Home Buyer Schemes in 2026

First home buyers in Australia have access to a layered set of schemes, grants and concessions. The federal government runs three nationwide programs. Each state and territory adds its own grant, duty concession and assistance scheme on top.

This guide maps the full landscape for 2026, explains how the federal and state programs interact and links to each state-specific deep-dive. It is written as a navigation page; for state-by-state thresholds and dollar amounts, follow the state article links at the end.

How the System Is Structured

Australia's first home buyer assistance is split across two levels of government.

Federal Programs

Three national programs administered by Housing Australia (the federal agency formerly known as NHFIC) sit alongside the Australian Taxation Office's Home Saver scheme.

• First Home Guarantee (FHBG). Government-backed deposit support for eligible first home buyers.
• Regional First Home Buyer Guarantee (RFHBG). Replaced by the First Home Guarantee from 1 October 2025; regional buyers now apply under the main guarantee.
• Family Home Guarantee (FHG). Targeted at single parents with dependants.
• Help to Buy. Federal shared-equity scheme; the Commonwealth takes an equity stake in the property.
• First Home Super Saver Scheme. Allows first home buyers to save a deposit inside superannuation with tax advantages.

These programs are not mutually exclusive with state-based assistance. A first home buyer can typically stack a federal guarantee with a state grant and a state stamp duty concession.

State and Territory Programs

Each state and territory administers its own First Home Owner Grant (FHOG), a stamp duty concession or exemption for first home buyers, and in many cases a shared-equity or additional assistance scheme.

The dollar amounts, property price caps and eligibility rules differ in every jurisdiction. This is where most of the planning work sits. The state article links at the end of this guide cover each in detail.

The Federal Programs

First Home Guarantee

The First Home Guarantee allows eligible first home buyers to purchase a property with a deposit as low as 5% without paying lenders mortgage insurance (LMI). Housing Australia guarantees the difference between the buyer's deposit and the 20% threshold that ordinarily triggers LMI.

Since 1 October 2025 the scheme has had no limit on places and no income cap. Property price caps still apply by location: $1.5 million in Sydney and NSW regional centres, $950,000 in Melbourne and Victorian regional centres, $1.0 million in Brisbane and Queensland regional centres, $850,000 in Perth, $900,000 in Adelaide, $700,000 in Hobart, $1.0 million in the ACT and $600,000 in the NT, with lower caps in the rest of each state.

The canonical source for current price caps is firsthomebuyers.gov.au (formerly the Housing Australia NHFIC pages), which has a postcode tool. Confirm current caps and allocations directly at firsthomebuyers.gov.au or through a participating lender before signing any contract.

The First Home Guarantee can be combined with state First Home Owner Grants and state stamp duty concessions where eligibility rules permit.

Regional First Home Buyer Guarantee

The Regional First Home Buyer Guarantee was a version of the First Home Guarantee ring-fenced for regional purchases. From 1 October 2025 it was replaced by the First Home Guarantee, which now covers regional buyers with unlimited places.

Property price caps outside the capital cities and regional centres are lower than capital city caps. Buyers planning to purchase in a regional postcode should check the cap for their location before signing a contract.

Family Home Guarantee

The Family Home Guarantee is targeted at single parents with at least one dependent child. Eligible buyers can purchase with a deposit as low as 2% without LMI.

The Family Home Guarantee is not restricted to first home buyers. A single parent who previously owned a home but no longer does may still qualify, subject to current-ownership rules and income thresholds. Confirm current 2026 income thresholds at firsthomebuyers.gov.au or through a participating lender.

Help to Buy

Help to Buy is a federal shared-equity scheme. The Commonwealth takes an equity contribution of up to 40% (for new homes) or 30% (for existing homes) in the property, reducing the buyer's deposit and loan size.

The buyer can buy out the Commonwealth's share over time. Applications opened on 5 December 2025, with up to 10,000 places a year. The scheme is means-tested: for 2025-26 the income limits are $100,000 for a single applicant and $160,000 for joint applicants or a single parent, and all applicants must be Australian citizens. Property price caps apply by location ($1.3 million in Sydney and NSW regional centres; the other caps match the First Home Guarantee). Confirm current Help to Buy settings at firsthomebuyers.gov.au or through a participating lender before exchange.

Help to Buy is structurally different from the First Home Guarantee. The guarantee removes LMI; Help to Buy reduces the loan principal. A buyer can usually only use one of the two, not both, on the same property.

First Home Super Saver Scheme

The First Home Super Saver Scheme (FHSSS) allows voluntary super contributions to be withdrawn and used as a deposit for a first home, subject to caps on total contributions and on the amount released. The tax treatment of these contributions and withdrawals is more favourable than saving in a standard bank account.

The FHSSS is administered by the Australian Taxation Office. For advice tailored to your circumstances, speak to a licensed adviser.

The State Programs at a Glance

Every state and territory has its own grant and duty concession structure for first home buyers. The headline summary below is high-level; for detailed thresholds and 2026 figures, follow the state article link in each row.

State figures and program names are reviewed every state budget cycle and at 1 July each year. Figures above are current as at June 2026. Sources: Housing Australia (federal), Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office (QRO), RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, NT Department of Treasury and Finance. Confirm with the relevant authority before exchange.

How the Programs Stack

The most common question from first home buyers is which schemes can be combined. The general answer is that federal and state schemes typically stack; some state schemes cannot be combined with each other.

Example. First Home Buyer in NSW Buying Land and Building at $750,000

A buyer in this situation can typically access:

• The First Home Guarantee (if eligible) to buy with a 5% deposit without LMI.
• The NSW $10,000 First Home Owner Grant (because the combined land and build cost is within the $750,000 cap).
• The NSW First Home Buyer Assistance Scheme on the land purchase (no duty on vacant land valued up to $350,000).
• The First Home Super Saver Scheme if savings have been built up inside super.

The combination of these four programs can reduce the upfront cost of the purchase by several tens of thousands of dollars. The exact saving depends on the property and the buyer's circumstances.

Example. First Home Buyer in TAS Purchasing an Established Home at $700,000

A buyer in this situation can typically access:

• The First Home Guarantee (if eligible) to buy with a 5% deposit without LMI.
• The TAS first home buyer duty exemption (100% exemption for established homes up to $750,000, for contracts settling to 30 June 2026).
• The First Home Super Saver Scheme if savings have been built up inside super.

Note: the TAS $30,000 First Home Owner Grant typically applies only to new builds, not established homes. Buyers of established homes in TAS rely on the duty exemption rather than the FHOG.

What Does Not Stack

A buyer cannot generally use Help to Buy and the First Home Guarantee on the same purchase. They are alternative federal pathways.

A buyer cannot generally claim a First Home Owner Grant in two states. The FHOG is a once-per-buyer benefit nationally.

A buyer cannot generally claim a state's first home buyer duty concession on a second property purchase. Eligibility resets only in narrow circumstances.

For the specifics of which combinations apply in each state, follow the state article links.

Eligibility. The Common Tests

Most first home buyer schemes share five common eligibility tests.

Australian Citizenship or Permanent Residency

Most schemes require the buyer to be an Australian citizen or permanent resident at the date of settlement. At least one buyer on the contract must usually meet this test; some schemes require all buyers to meet it.

Never Previously Owned a Home

Most schemes require that no buyer on the contract has previously owned a home in Australia, with limited exceptions (for example, the Family Home Guarantee). The "previously owned" test usually includes investment properties as well as owner-occupier homes.

Owner-Occupied for a Minimum Period

Most schemes require the buyer to occupy the property as their principal place of residence for a minimum period after settlement (typically 6 to 12 months). Failing this test can require repayment of the grant or duty concession.

Property Value Cap

Most schemes apply a property value cap above which the benefit is reduced or removed. Caps vary by state and program. Federal scheme caps vary by location (capital city vs regional).

Income Threshold

Help to Buy and the Family Home Guarantee apply income thresholds. The First Home Guarantee has had no income cap since 1 October 2025. State-level FHOGs and duty concessions sometimes do; many do not.

Each state article in this content library spells out the specific eligibility rules for that state's programs.

How to Apply

Three practical points.

Federal Programs

The First Home Guarantee and Family Home Guarantee are applied for through a participating lender, not directly to Housing Australia. The First Home Guarantee has no place limit, so a buyer who meets the criteria does not wait for a place.

Help to Buy applications also start with a participating lender, with Housing Australia assessing eligibility for the scheme.

The First Home Super Saver Scheme applications run through the Australian Taxation Office.

State Programs

State First Home Owner Grants and duty concessions are administered by the relevant state revenue office (Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office and so on).

In most cases, the conveyancer or solicitor handling the property settlement will lodge the duty concession and FHOG paperwork on the buyer's behalf at or before settlement. The buyer needs to provide eligibility evidence (identity, citizenship, ownership history) when the application is lodged.

Timing

Most state grants and duty concessions are claimed at settlement. The First Home Guarantee allocation is made through the lender during the loan application. Help to Buy applications are made before contract signing where possible.

Buyers should confirm scheme eligibility before signing a contract, not after. Some schemes are time-limited and have rolling place allocations; planning ahead avoids losing eligibility through timing.

Frequently Asked Questions

Can I combine the First Home Guarantee with a state First Home Owner Grant?

Yes, in most cases. The First Home Guarantee removes lenders mortgage insurance on the loan side; state grants are paid separately on the property side. Eligibility rules for each program must be met independently. Confirm with the participating lender and the relevant state revenue office before signing a contract.

What is the difference between Help to Buy and the First Home Guarantee?

The First Home Guarantee removes lenders mortgage insurance; the buyer still owns 100% of the property. Help to Buy is a shared-equity scheme; the Commonwealth takes an equity stake of up to 40% (new homes) or 30% (existing homes), reducing the buyer's loan size but also their equity share. A buyer typically uses one or the other on a given purchase, not both.

Do I need to repay the First Home Owner Grant?

The FHOG is a grant, not a loan, and is not repayable in normal circumstances. However, if the buyer fails the owner-occupier test (for example, not living in the property as principal residence for the required period), the grant may need to be repaid. Each state's rules differ; check before claiming.

Can I claim a First Home Owner Grant on an established home?

In most states the FHOG applies only to new homes or substantially renovated homes, not established stock. Some states have different rules at different times (TAS in particular has a strong established-home duty exemption rather than an FHOG on established stock). Check the state article for the state you are buying in.

How do I know which property price cap applies to me?

Federal scheme price caps depend on the property's location (capital city vs regional, and sometimes by specific postcode). State scheme caps apply state-wide or by region. The participating lender will check the federal caps; the state revenue office or your conveyancer will check the state caps. Confirm before signing a contract.

Related Resources from AgentBridge

• Australian Stamp Duty Explained State by State
• What a Buyers Agent Does in Australia and How the Fees Work
• NSW First Home Buyer Grants. Schemes and Concessions for 2026
• Victoria First Home Owner Grant and Concessions for 2026

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State revenue schemes and lending policy change frequently. Confirm current details with the relevant authority before acting.