Last updated: July 2026
Stacking Government Schemes for First Home Buyers 2026
Australian first home buyers can access at least five different government assistance programs, and most of them work together on the same purchase. Combining multiple schemes (known as "stacking") can deliver total benefits exceeding $50,000 or more, depending on your state, income, and property type. There is only one pair of schemes that cannot be used together.
What Is Scheme Stacking?
Scheme stacking means claiming multiple government benefits on a single property purchase. Each scheme targets a different barrier to home ownership: the FHSS helps you build a deposit with tax advantages, the FHBG removes the need for a 20% deposit, the FHOG provides a cash grant, and stamp duty concessions reduce your upfront costs at settlement. Because they solve different problems, most of them are designed to work alongside each other.
The Compatibility Matrix
Here is every possible pairing of the five main scheme types, and whether they can be used together on the same purchase.
| Combination | Compatible? | Notes |
|---|---|---|
| FHSS + FHBG | Yes | Both federal, designed to stack |
| FHSS + Help to Buy | Yes | Both federal, designed to stack |
| FHSS + FHOG | Yes | Federal + state |
| FHSS + Stamp duty concession | Yes | Federal + state |
| FHBG + FHOG | Yes | Federal + state |
| FHBG + Stamp duty concession | Yes | Federal + state |
| Help to Buy + FHOG | Yes | Federal + state |
| Help to Buy + Stamp duty concession | Yes | Federal + state |
| FHOG + Stamp duty concession | Yes | Both state-level |
| FHBG + Help to Buy | No | Mutually exclusive |
The FHSS stacks with everything. FHOG stacks with everything. Stamp duty concessions stack with everything. The only incompatible pair is the First Home Guarantee and Help to Buy.
Maximum Stacking Example
Here is a worked example showing the full power of stacking. Consider a Queensland buyer earning $85,000 purchasing a $650,000 new build.
FHSS
~$7,650 tax benefit$45,000 salary sacrificed over 3 years
At the 30% marginal rate (32% including Medicare levy), each dollar in super saves 17 cents. Over $45,000 in contributions, that is approximately $7,650 in tax savings, plus the deposit boost from having the full contribution amount available.
FHBG
~$9,750 LMI saving5% deposit, no LMI
Without the guarantee, a 5% deposit on $650,000 means an LVR of 95%. LMI on a $617,500 loan could cost roughly $9,750 or more. The FHBG eliminates this cost entirely.
FHOG (QLD)
$30,000 cash grant$30,000 grant, new build under $750k
Queensland's boosted FHOG is $30,000 for new homes up to $750,000. This grant is applied at settlement, typically reducing the loan amount. It was extended a further four years in the 2026-27 Queensland Budget and continues for contracts signed from 1 July 2026.
Stamp duty (QLD)
~$15,100 savingNew home, FHB exemption
From May 2025, Queensland first home buyers pay zero transfer duty on new homes with no value cap. The standard home concession duty on a $650,000 property would be approximately $15,100, so this exemption saves you the full amount.
Total estimated benefit: $50,000+ in direct savings
This includes the tax savings, LMI avoidance, cash grant, and stamp duty exemption. The FHSS deposit boost (the contributions themselves) adds further value on top.
Best Stacking Combinations by Situation
Higher earner (over $103k single / $165k couple)
FHSS + FHBG + FHOG + stamp duty concession. Help to Buy is not available above the income caps, so the FHBG is your guarantee scheme. The FHSS is especially valuable at higher marginal rates.
Lower earner (under $103k single / $165k couple)
FHSS + Help to Buy + FHOG + stamp duty concession. Help to Buy provides up to 40% equity on new homes, dramatically reducing your mortgage size. This combination minimises both upfront and ongoing costs.
Couple buying together
Both partners use FHSS independently ($100k total pool) + one guarantee scheme (FHBG or Help to Buy) + FHOG + stamp duty concession. The doubled FHSS entitlement gives couples a significant advantage.
Buying soon (no time for FHSS)
FHBG or Help to Buy + FHOG + stamp duty concession. If you have not been salary sacrificing, you can still stack the remaining schemes. The guarantee scheme plus grant plus duty concession still delivers substantial savings.
The Right Order to Apply
Timing matters. Each scheme has different lead times, and some steps must happen before others. Here is the recommended sequence.
Start FHSS contributions early (12-36 months before purchase)
Begin salary sacrificing up to $15,000 per year. The earlier you start, the more you can accumulate towards the $50,000 lifetime cap.
Request FHSS determination from the ATO
Before settlement (ownership transfer), log in to myGov and request your FHSS determination. This confirms the exact amount available for release. Do not skip this step.
Get FHBG or Help to Buy pre-approval through a participating lender
Apply for your chosen guarantee scheme. Your lender will confirm eligibility and the property price cap for your area. This locks in your borrowing capacity.
Request FHSS release
After receiving your determination, request the actual release of funds. The ATO instructs your super fund to transfer the money. Allow 15 to 20 business days for this process.
Sign the contract of sale
With FHSS funds in hand and pre-approval confirmed, sign the contract. Ensure this happens within 12 months of your FHSS release.
FHOG and stamp duty concession applied at settlement
Your lender or conveyancer will facilitate the FHOG application and stamp duty concession claim during the settlement process. These are typically handled automatically once eligibility is confirmed.
Why You Cannot Use FHBG and Help to Buy Together
Both schemes address the same barrier (the deposit gap and LMI costs) but they work in fundamentally different ways.
FHBG: Loan Guarantee
The government guarantees up to 15% of the property value, allowing you to buy with a 5% deposit. You own 100% of the property and keep 100% of capital gains. The government has no ownership stake. No income cap since October 2025.
Help to Buy: Shared Equity
The government contributes up to 40% equity on new homes (30% existing). You need only a 2% deposit. However, the government co-owns that proportion and takes its share of capital gains when you sell. Income cap: $103k single / $165k couple.
For a detailed side-by-side comparison to help you choose, see the FHBG vs Help to Buy comparison.
For more detail on each individual scheme, see our guides to the FHSS, FHBG, Help to Buy, and FHOG. Or see the complete first home buyer guide for a full overview.
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Frequently Asked Questions
Can I use the FHBG and Help to Buy together?
No. The First Home Guarantee and Help to Buy are mutually exclusive. Both address the deposit gap but in fundamentally different ways: FHBG is a loan guarantee where you own 100%, while Help to Buy is shared equity where the government co-owns a portion. You must choose one based on your income, deposit, and long-term goals.
Is there a limit to how many schemes I can stack?
There is no rule preventing you from claiming every compatible scheme. You could use the FHSS, one guarantee scheme (FHBG or Help to Buy), your state FHOG, and your state stamp duty concession all on the same purchase, as long as you meet each scheme's eligibility requirements.
What is the maximum total benefit from stacking schemes?
The total depends on your state, property price, and income. A Queensland buyer purchasing a $650,000 new build could stack FHSS tax savings, FHBG LMI savings, the $30,000 QLD FHOG, and full stamp duty exemption for a combined benefit exceeding $50,000. Couples using FHSS independently can push the total even higher.
Do I need to apply for all schemes at the same time?
No. Each scheme has its own application process and timeline. The FHSS requires contributions over multiple financial years, the guarantee schemes need pre-approval through a lender, and FHOG and stamp duty concessions are typically applied for at settlement. The key is planning the sequence correctly.
Sources:
ATO: First Home Super Saver Scheme | Housing Australia: First Home Guarantee | Housing Australia: Help to Buy | QLD: First Home Owner Grant | QRO: Transfer Duty FHB Concession
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.