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For first home buyers in NSW

The grants exist. The schemes work. Most first home buyers just never get told how to stack them.

Every year, hundreds of thousands of dollars in FHOG, stamp-duty exemptions and 5%-deposit guarantees go unclaimed — not because people don’t qualify, but because nobody walks them through it in plain English.

This page does that. A plain-English walk-through of the four lines lenders actually check. Real 2026 numbers for Sydney suburbs. And the exact eligibility rules for the three schemes that matter — FHOG, FHBAS, and the Home Guarantee Scheme — in language that doesn’t need a translator.

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The stack — in plain English

Four lines. If you clear them, the grants stack.

I’ve watched buyers leave $30k+ on the table because nobody walked them through these four lines in order. No quiz, no funnel — just the exact questions a lender will ask in the exact order they’ll ask them.

1
Is this genuinely your first time buying in Australia?

Neither you nor your partner can have previously owned residential property in Australia. Inherited a share of a house? It counts. Owned a unit at 22 for six months? It counts. This is the line most first-timers trip on without realising.

If you don’t clear this line, none of the first-home schemes fit — but a regular loan still does, and I’ll structure it the same way.
2
Will you move in within 12 months and live there for 6+ months?

Every first-home scheme (FHOG, FHBAS stamp duty, Home Guarantee Scheme) requires you to occupy the property as your principal place of residence. Investors don’t qualify. Buying with a plan to rent it out from day one? Different loan, different structure — we do those too, just not under FHB.

If you intend to occupy, clear this line. We document the intent; the lender takes it at face value.
3
Is the price under the cap for your location?

Caps are the sharp edge of every scheme. In Sydney the Home Guarantee cap is $1.5M (metro). NSW stamp-duty exemption is full up to $800k, phased out by $1M. FHOG requires a new build under $750k. One dollar over and the grant evaporates. This is where the right property at $799,999 beats the wrong one at $805,000.

Before you offer on anything, I’ll show you the exact caps for the schemes you clear — so you negotiate with the thresholds in your back pocket.
4
Is your deposit at least 5%, and saved for 3+ months?

Home Guarantee Scheme only needs 5% deposit, no LMI. But lenders want to see “genuine savings” — typically 5% of the property price sitting in your account for at least 3 months. Gifted money, parents, FHSSS withdrawals all count differently. Since 1 October 2025 the HGS has no income cap, so it’s now about deposit and property price, not what you earn.

If your deposit is light, we look at guarantor loans or structure a different pathway — not every solution requires the schemes.
Clear all four lines? You’re likely stacking $40k–$65k in grants, exemptions and LMI savings.

The exact number depends on your state, your price point, and whether you’re buying new or established. I’ll tell you the dollar figure on a 20-minute call — no obligation, no sign-up, no pitch.

Book the 20-minute chat → Or start fact-find online
Australia-wide

Grants, stamp duty, suburbs — state by state.

A quick map of what first home buyers get across the country — plus the suburbs in each state where buyers (including a strong Nepali-Australian community) most often land. Click any state for grants, stamp-duty thresholds, HGS caps and a curated suburb list with medians.

A note on accuracy. Grant amounts, scheme price caps, stamp-duty thresholds and suburb medians on this page reflect what I knew as of May 2026. Government schemes, lender policies and property markets change — and occasionally a figure will have shifted by the time you read it. Always confirm current rules with Revenue NSW (or your state revenue office), Housing Australia and the lender directly before relying on a number. Spot something out of date or wrong? Tell me — I’ll fix it.

First-home-buyer suburbs we work across, Australia-wide

Established and growth-corridor suburbs where first home buyers — including a strong Nepali-Australian community in many of these areas — most often settle. Click any state above for medians, scheme stack and notes per suburb.

NSW · Sydney

Rooty Hill 2766 · Mt Druitt 2770 · Blacktown 2148 · Auburn 2144 · Quakers Hill 2763 · Schofields 2762 · The Ponds 2769 · Riverstone 2765 · Box Hill 2765 · Marsden Park 2765 · Kings Langley 2147 · Westmead 2145 · Harris Park 2150 · Parramatta 2150 · Minto 2566 · Edmondson Park 2174 · Bardia 2565 · Austral 2179 · Leppington 2179

VIC · Melbourne

Tarneit 3029 · Truganina 3029 · Werribee 3030 · Hoppers Crossing 3029 · Point Cook 3030 · Wyndham Vale 3024 · Manor Lakes 3024 · Roxburgh Park 3064 · Craigieburn 3064 · Mickleham 3064 · Mernda 3754 · Doreen 3754 · Cranbourne East 3977 · Officer 3809 · Clyde North 3978

QLD · Brisbane & Logan

Calamvale 4116 · Sunnybank 4109 · Sunnybank Hills 4109 · Algester 4115 · Forest Lake 4078 · Drewvale 4116 · Springwood 4127 · Daisy Hill 4127 · Rochedale South 4123 · Browns Plains 4118

WA · Perth

Canning Vale 6155 · Thornlie 6108 · Riverton 6148 · Madeley 6065 · Harrisdale 6112 · Piara Waters 6112 · Wellard 6170 · Baldivis 6171 · Forrestdale 6112

SA · Adelaide

Salisbury 5108 · Mawson Lakes 5095 · Para Hills 5096 · Andrews Farm 5114 · Munno Para 5115 · Smithfield 5114 · Davoren Park 5113 · Munno Para West 5115 · Burton 5110

ACT · Canberra

Harrison 2914 · Casey 2913 · Crace 2911 · Franklin 2913 · Bonner 2914 · Amaroo 2914 · Moncrieff 2914 · Taylor 2913 · Ngunnawal 2913 · Throsby 2914 · Wright 2611

TAS · Hobart

Glenorchy 7010 · Moonah 7009 · Bridgewater 7030 · Brighton 7030 · Berriedale 7011 · Claremont 7011 · Sorell 7172

NT · Darwin

Palmerston 0830 · Bakewell 0832 · Gunn 0832 · Coconut Grove 0810 · Karama 0813 · Zuccoli 0832 · Berrimah 0828

Don’t see your area? I write loans across Australia — the lender does the property valuation, not the postcode. Book a chat →

The honest numbers

What deposit do you actually need across Sydney?

Based on current median house prices as at May 2026. Three realistic deposit paths: 5% under the Home Guarantee Scheme, 10% with LMI, and the classic 20% no-LMI benchmark.

Read the full guide: how much deposit do you really need? →

Suburb · 2026 median
5% · HGS
10% · w/ LMI
20% · no LMI
Blacktown$920,000
$46,000
$92,000
$184,000
Parramatta$1,150,000
$57,500
$115,000
$230,000
Kellyville$1,380,000
$69,000
$138,000
$276,000
Castle Hill$1,720,000
HGS cap
$172,000
$344,000
Liverpool$850,000
$42,500
$85,000
$170,000
Penrith$780,000
$39,000
$78,000
$156,000
Campbelltown$720,000
$36,000
$72,000
$144,000
Rockdale$1,550,000
HGS cap
$155,000
$310,000
Updated for 2026: The Home Guarantee Scheme now has no income cap (removed 1 October 2025) and the Sydney property price cap was lifted to $1.5M — which brings Parramatta, Kellyville, Liverpool, Penrith, Campbelltown and Blacktown back into 5%-deposit territory for first home buyers.
HGS cap = Home Guarantee Scheme property price caps apply. Sydney cap is $1.5M in 2026. Suburbs where the median exceeds the cap (e.g. Castle Hill, Rockdale) are still accessible to first home buyers — just not via the 5% deposit route. A guarantor loan often solves this; so does saving a traditional 10–20%. I’ll map it for you.
The three schemes that matter

Plain English. Zero finance-bro.

01
NSW / state grant

First Home Owner Grant (FHOG)

A one-off $10,000 grant from the NSW government for first home buyers who are building or buying brand new. Not applicable to established homes.

Who qualifies

  • 18 or over, Australian citizen or permanent resident
  • First home ever (neither applicant has owned property in Australia)
  • Buying new: up to $600,000 for a home, or $750,000 for land + build contract
  • Must live in the home for at least 6 months within the first 12
Typical saving: $10,000 paid directly into your settlement, reducing the cash you need to bring.
02
NSW / stamp duty

First Home Buyers Assistance Scheme (FHBAS)

A stamp-duty exemption or concession — in most cases the single biggest scheme saving. Works on new or established homes.

Who qualifies

  • First home buyer (never owned Australian property)
  • Australian citizen or permanent resident (one applicant is enough)
  • Moving in within 12 months, staying at least 6

What you save

  • Full exemption on homes up to $800,000
  • Concessional rate on homes $800,000 – $1,000,000
  • Vacant land: full exemption up to $350,000, concession to $450,000
Typical saving: $31,000+ on an $800,000 home in NSW.
03
Federal / 5% deposit

Home Guarantee Scheme (HGS)

The federal government guarantees up to 15% of your loan, letting you buy with just a 5% deposit without paying LMI. LMI normally costs $15,000 – $30,000 on a sub-20%-deposit loan.

Who qualifies

  • First home buyer or haven’t owned property in the past 10 years
  • Australian citizen or permanent resident (includes eligible NZ citizens)
  • No income cap since 1 October 2025 — that rule is gone
  • Price cap (Sydney): $1,500,000 in 2026 (check latest limits)
  • Must be owner-occupier
Typical saving: ~$22,000 in LMI avoided, plus you buy 3–4 years earlier than traditional saving would allow.

Stack them.

In NSW, a first home buyer purchasing a new build under $600k can claim FHOG ($10k), full FHBAS stamp-duty exemption (~$22k on $600k), AND use the Home Guarantee Scheme (5% deposit, ~$15k LMI saved). That’s around $47,000 in combined benefits on the right deal.

Answered plainly

Questions every first-timer asks me.

I’ve never bought anything bigger than a car. Will I understand any of this?

Yes. My job is to make you feel like you could explain this to a friend after our first call. No jargon, no rushing, no "trust me". If something doesn’t make sense, we slow down.

Do I pay you anything?

No. Brokers in Australia are paid by the lender on settlement — around 0.65% upfront, 0.15% trail per year. You never get a bill from me. The commission structure is disclosed in writing before you commit to anything.

What if my parents want to help with the deposit?

Very common. Two options: a gifted deposit (cash into your account, with a signed letter) or a guarantor loan using their property as security for part of yours. Guarantor loans can get you to 100% with no LMI. We’ll structure it so parents are only exposed to the portion actually guaranteed.

I’m on a casual or new-job contract. Do I have any chance?

Yes, more than you think. Most lenders want 6 months in a role; some accept 3. Casual and contract income is accepted by specific lenders at different shade rates. I’ll tell you exactly who to apply with — and who to avoid.

How long from first call to keys?

Typical FHB timeline: free obligation-free call → pre-approval as fast as 2 hours (usual: next business day) → find property (most clients: 4–12 weeks) → unconditional approval 5–10 business days → settlement 6 weeks standard NSW contract. Realistically, first call to keys: ~3–4 months.

What if I don’t qualify for any of the schemes?

Plenty of first home buyers don’t — and still buy great homes. I’ll work out the most competitive standard loan across my 40+ lender panel. A 5% rate is worth more over 30 years than a one-off $10k grant, and that’s often the real game.

Ready to move from scrolling to sitting-down?

Let’s work out what you actually qualify for.

A free, obligation-free call or in-person meet. No pressure, no sales pitch, no time limit. You’ll walk away with a clear read on your grants, your deposit, your realistic price range, and what your next step is.

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