Last updated: April 2026
First Home Buyer Guide Australia 2026 — All Schemes Explained
Buying your first home in Australia in 2026 means navigating at least five different government schemes across federal and state levels. The good news: most of these schemes stack together, meaning you can claim multiple benefits on a single purchase. This guide explains every available scheme, which ones you can combine, and the optimal order to apply for them.
Overview of All Schemes
Australian first home buyers can potentially access five types of government assistance:
FHSS
Up to $50,000Save inside super with tax advantages, then release for your deposit
First Home Guarantee
Avoid LMI ($5k-$30k saving)Buy with 5% deposit, government guarantees up to 15%
Help to Buy
Up to 40% equityGovernment co-owns your home, reducing your mortgage
FHOG
$10,000-$50,000Cash grants for new home purchases (varies by state)
Stamp Duty Concessions
Up to $40,000+Exemptions and reductions on transfer duty (varies by state)
1. First Home Super Saver Scheme (FHSS)
The FHSS lets you salary sacrifice up to $15,000 per year (up to $50,000 total) into your super fund, where contributions are taxed at just 15% instead of your marginal rate. When you are ready to buy, you can release 85% of concessional contributions plus 100% of non-concessional contributions plus deemed earnings to put towards your deposit.
The key benefit is the tax saving: someone on a $90,000 income saves roughly 15% on every dollar salary sacrificed (30% marginal rate minus 15% super tax), which adds up to significant savings over 2-3 years.
Read the full FHSS guide with calculator
2. First Home Guarantee (FHBG)
The FHBG lets you buy with as little as a 5% deposit while avoiding Lenders Mortgage Insurance (LMI). The government guarantees up to 15% of the property value, bridging the gap to the usual 20% lenders require. Since October 2025, there are no income caps and no annual places limits.
The biggest advantage: you own 100% of your property and keep 100% of future capital gains. The government has no ownership stake.
Read the full FHBG guide with price cap tables
3. Help to Buy
Help to Buy launched in December 2025 as a shared equity scheme. The government contributes up to 40% equity on new homes (30% on existing) in exchange for a proportional share of future capital gains. You need only a 2% deposit, and your mortgage covers the remaining portion.
Key limitations: income capped at $100k single / $160k couple, Australian citizens only, all states except TAS, and only CBA or Bank Australia at launch. See our FHBG vs Help to Buy comparison.
Read the full Help to Buy guide with calculator
4. First Home Owner Grants (FHOG)
Each state offers cash grants for first home buyers, primarily for new builds. The amounts range from $10,000 (NSW, VIC, WA) to $50,000 (NT for new builds until September 2027). Queensland's $30,000 grant expires 30 June 2026. The ACT does not have a FHOG, using the Home Buyer Concession Scheme instead.
5. Stamp Duty Concessions
Every state offers stamp duty (transfer duty) concessions for first home buyers. These range from full exemptions to sliding-scale reductions. The ACT has the highest exemption threshold at $1,020,000. QLD offers uncapped exemptions on new homes. Victoria provides full exemption up to $600,000.
Which Schemes Stack Together
Most schemes can be combined, with one important exception. Here is the compatibility matrix:
| Combination | Compatible? |
|---|---|
| FHSS + FHBG | Yes |
| FHSS + Help to Buy | Yes |
| FHSS + FHOG | Yes |
| FHSS + Stamp duty concessions | Yes |
| FHBG + FHOG | Yes |
| FHBG + Stamp duty concessions | Yes |
| Help to Buy + FHOG | Yes |
| Help to Buy + Stamp duty concessions | Yes |
| FHOG + Stamp duty concessions | Yes |
| FHBG + Help to Buy | No |
The only incompatible pair is the First Home Guarantee and Help to Buy. Both address the deposit/LMI barrier but in fundamentally different ways. You must choose one or the other based on your income, savings, and long-term goals.
Step-by-Step Process
The order in which you apply for schemes matters. Here is the recommended sequence:
Start FHSS salary sacrifice (12-24 months before purchase)
If you plan to buy in 12+ months, begin salary sacrificing up to $15,000/year into super. This builds your deposit with a tax advantage.
Request FHSS determination from ATO
Before signing any contract, apply to the ATO for your FHSS determination. This tells you exactly how much you can release.
Get pre-approval with FHBG or Help to Buy
Apply for your chosen guarantee scheme through a participating lender. This locks in your eligibility and price cap.
Request FHSS release
After getting your determination, request the ATO to release the funds from your super fund. Allow 15-25 business days.
Sign the contract
With your FHSS funds released and pre-approval in place, you can sign the contract of sale. Ensure all scheme applications are lodged before exchange.
Apply for FHOG and stamp duty concession
Your lender will typically facilitate the FHOG application and stamp duty concession claim at the same time as your loan application.
Settlement and move in
At settlement, stamp duty concessions are applied and the FHOG is paid (usually by offsetting your loan). Move into the property within the required timeframe (6-12 months depending on state).
See which schemes you qualify for
Answer a few questions and get a personalised strategy showing every scheme you can stack, how much you could save, and what to do first.
Start the free calculator2 minutes. No sign-up required.
Frequently Asked Questions
How much can I save by stacking all schemes?
It depends on your state, property price, and income, but the total benefit can exceed $100,000. For example, a first home buyer in QLD buying a $650,000 new build could save: $30,000 FHOG + $0 stamp duty (exempt) + ~$7,000 FHSS tax benefit + ~$13,000 LMI saving via FHBG = over $50,000 in direct savings plus the substantial deposit boost from FHSS.
Do I have to be a first home buyer for all schemes?
No. The FHSS, FHOG, and stamp duty concessions require first home buyer status. The FHBG has been expanded to include people who haven't owned property in 10 years. Help to Buy doesn't strictly require first home buyer status, just that you don't currently own property.
What if I am a permanent resident, not a citizen?
Permanent residents can access the FHSS, FHBG, FHOGs, and stamp duty concessions. The only scheme restricted to citizens is Help to Buy.
Can I buy an investment property with these schemes?
No. All first home buyer schemes require the property to be your principal place of residence. You must move in within the required timeframe (typically 6-12 months) and live there for a minimum period.
Sources:
ATO — First Home Super Saver Scheme | Housing Australia — First Home Guarantee | Housing Australia — Help to Buy
Disclaimer: This information is general in nature and does not constitute financial, legal, or tax advice. Calculations are estimates only and may not reflect your exact circumstances. Eligibility criteria and dollar amounts may change without notice. Always verify with the relevant government authority, your mortgage broker, or a licensed financial adviser before making decisions.