There is more government support available for Australian property buyers in 2026 than at any point in the past decade. Between federal guarantee schemes, a brand new shared equity program, state grants worth up to $50,000 and stamp duty concessions that can save tens of thousands, the options are genuinely substantial.
The catch? Each scheme has its own eligibility rules, property price caps, income limits, application windows and quirks. Most buyers know one or two of these programs exist. Very few know which ones they actually qualify for, which ones stack together and when to apply. This guide covers everything that is currently live, state by state, so you can work out what applies to you before you start making offers.
If you already know your grant position and want to compare loan pathways, head to our first home buyer loans page or use the form below to speak with a specialist.
Federal government schemes for property buyers
The Australian Government runs three major programs that apply nationally. Two of them, the First Home Guarantee and Help to Buy, launched significant changes in late 2025, and both are now fully operational in 2026.
First Home Guarantee (5% deposit, no LMI)
The biggest change in years. From 1 October 2025, the First Home Guarantee has no annual cap on places (previously 35,000), no income test, and significantly higher property price caps across all locations. If you are a first home buyer with a genuine 5% deposit, you can now apply through a participating lender without worrying about missing out on limited spots.
The government guarantees up to 15% of the loan, which means no lenders mortgage insurance. You still need full lender approval, the property must be owner-occupied and below the relevant price cap for your location.
Housing Australia: First Home GuaranteeHelp to Buy (2% deposit, shared equity)
Launched in December 2025, Help to Buy is a shared equity scheme where the government contributes up to 40% of the purchase price for new homes or 30% for existing homes. You need a minimum 2% deposit and no LMI is charged. The trade-off: the government owns its equity share and you repay that share when you sell or choose to buy it back.
Income caps apply: $100,000 for individuals and $160,000 for couples or single parents. There are 10,000 places per year (40,000 over four years), and as of early 2026, uptake is strong. Currently only two lenders participate: Commonwealth Bank and Bank Australia. More are expected to join during 2026.
Housing Australia: Help to BuyFirst Home Super Saver Scheme (FHSSS)
The FHSSS lets eligible buyers use voluntary super contributions toward a first home deposit. You can release up to $15,000 per financial year and a maximum of $50,000 total, with potential tax benefits because voluntary contributions are taxed at 15% inside super rather than your marginal rate. ATO processing times, withdrawal rules and eligibility conditions apply.
One thing that catches people: you cannot simply withdraw the money whenever you like. You need to apply to the ATO for a determination, then request a release. This takes time, and the amount released may differ from what you expect. Plan well ahead.
ATO: First Home Super Saver SchemeFirst Home Guarantee property price caps (from 1 October 2025)
The property price caps determine the maximum purchase price for each location. If your property exceeds the cap by even a dollar, the scheme does not apply.
| Location | First Home Guarantee cap |
|---|---|
| Sydney + NSW regional centres (Illawarra, Newcastle, Lake Macquarie) | $1,500,000 |
| Regional NSW (other areas) | $800,000 |
| Melbourne + Geelong | $950,000 |
| Brisbane + QLD regional centres (Gold Coast, Sunshine Coast) | $1,000,000 |
| Perth (WA) | $850,000 |
| Adelaide (SA) | $700,000 |
| Hobart (TAS) | $700,000 |
| Darwin (NT) | $750,000 |
| Canberra (ACT) | $900,000 |
| All other regional areas | See Housing Australia for full table |
Source: Housing Australia, scheme expansion announcement. Caps are subject to change. Always verify the current cap for your specific location.
First Home Owner Grant (FHOG) by state
The FHOG is a one-off, tax-free cash grant paid by state and territory governments to eligible first home buyers of new homes. The word "new" matters. In most states, the FHOG only applies to newly built homes, substantially renovated properties or house-and-land packages. It does not typically apply to established (existing) homes.
Grant amounts, property price caps and eligibility rules vary significantly by state. Here is the current position as of May 2026:
| State / Territory | FHOG amount | Property cap | Key conditions |
|---|---|---|---|
| NSW | $10,000 | $600,000 (purchase) or $750,000 (build) | New homes only. Must occupy within 12 months. |
| VIC | $10,000 | $750,000 | New homes only. Regional VIC buyers may access additional support. |
| QLD | $30,000 | $750,000 | Contracts signed by 30 June 2026. New homes only. |
| SA | $15,000 | No cap | New homes only. No property price limit since June 2024. |
| WA | $10,000 | $750,000 | New homes only. Must occupy as principal residence. |
| TAS | $30,000 | No cap | $30,000 rate applies 1 July 2025 to 30 June 2026. New homes only. |
| NT | $50,000 | No cap | HomeGrown Territory Grant. New homes. Contracts to 30 Sep 2027. Also $10,000 for established homes (limited period). |
| ACT | No FHOG | n/a | Replaced by Home Buyer Concession Scheme (stamp duty exemption). |
Amounts current as of May 2026. Some enhanced rates (QLD $30,000, TAS $30,000) have specific end dates. Always confirm with the relevant state revenue office before committing to a purchase.
A few things worth noting. Queensland and Tasmania are currently offering significantly boosted grant amounts, but both have expiry dates in 2026. If you are buying in either state and targeting a new build, timing matters. The Northern Territory's $50,000 HomeGrown Territory Grant is the most generous in the country, with no property price cap and no income test. It is genuinely worth $50,000 on a new home, and it stacks with the First Home Guarantee.
Stamp duty concessions for first home buyers
Stamp duty (called transfer duty in most states) is often the single biggest cost after the deposit. The good news is most states offer meaningful concessions or full exemptions for eligible first home buyers. The less good news: thresholds, sliding scales and what counts as "eligible" differ in every state.
NSW
Full exemption on properties up to $800,000 under the First Home Buyers Assistance Scheme. A sliding-scale concession applies between $800,000 and $999,999. Above $1,000,000 the full rate applies. This covers both new and established homes for first home buyers.
Revenue NSW: First Home Buyers AssistanceVictoria
Full stamp duty exemption on properties up to $600,000 for eligible first home buyers. A concession applies on a sliding scale from $600,001 to $749,999. Applies to both new and established homes. Separate off-the-plan concessions may also apply.
SRO Victoria: First Home OwnerQueensland
First home concession provides a significant discount on transfer duty for homes valued up to $800,000 (full concession up to $700,000, then a sliding scale). Applies to both new and established homes purchased as a principal place of residence.
QLD Revenue: First Home Grant EligibilityOther states
SA, WA, TAS and the NT each have their own stamp duty structures. WA offers substantial concessions for first home buyers on both new and established homes. SA provides concessions on new homes under certain thresholds. The ACT replaced its FHOG with the Home Buyer Concession Scheme, which provides a full stamp duty exemption for eligible buyers. Check the relevant state revenue office for current details.
Eligibility at a glance: who qualifies for what
Every scheme has its own eligibility criteria. The table below gives you a quick snapshot of the main requirements. The detail always matters, so treat this as a starting point and verify the specifics with the relevant authority before relying on any scheme in your purchase planning.
| Scheme | First home buyer? | Income cap | Property type | Place limits |
|---|---|---|---|---|
| First Home Guarantee | Yes (or no property in past 10 years) | None | Owner-occupied, below price cap | Unlimited from Oct 2025 |
| Help to Buy | Not required, but cannot currently own property | $100k single / $160k couple | Owner-occupied, below price cap | 10,000 per year |
| FHSSS | Yes | None | Any (must live in it) | No limit |
| FHOG | Yes | Varies by state | New homes (mostly) | No limit |
| Stamp duty concessions | Varies by state | Varies | Below state thresholds | No limit |
One detail that trips people up: "first home buyer" does not always mean "never owned property before." Under the expanded First Home Guarantee, buyers who have not owned property in the past 10 years may now be eligible. Help to Buy does not technically require you to be a first home buyer, but you cannot currently own property anywhere. Each scheme defines eligibility slightly differently.
How to apply for government property grants
Most grants and schemes are applied for through your lender or broker, not directly with the government. Getting the order right prevents delays, missed deadlines and awkward phone calls to your conveyancer three days before settlement.
If you are using the FHSSS, start the ATO process well before you plan to buy. The determination and release process can take several weeks, and if the money has not arrived in your bank account by settlement, you may have a problem. It is one of the most common timing mistakes first home buyers make with this scheme.
Can you combine multiple schemes?
Yes, in many cases. Some combinations are genuinely powerful. A first home buyer in Queensland purchasing a new home could potentially access the $30,000 FHOG, use the First Home Guarantee for a 5% deposit with no LMI, claim the state stamp duty concession and withdraw voluntary contributions from super through the FHSSS. That is a lot of support from different programs stacking together.
But there are limits. The two main federal schemes, the First Home Guarantee and Help to Buy, cannot be used on the same purchase. They are structurally different programs (one is a guarantee, the other is shared equity), and Housing Australia treats them as separate pathways.
Combinations that usually work
- First Home Guarantee + FHOG (most states)
- First Home Guarantee + stamp duty concessions
- First Home Guarantee + FHSSS
- Help to Buy + FHOG (most states)
- Help to Buy + stamp duty concessions
- FHOG + stamp duty concessions (separate programs)
Combinations that do not work
- First Home Guarantee + Help to Buy (same purchase)
- Any scheme where you exceed the property price cap
- FHOG on an established home (most states)
- Help to Buy if you already own property
- Any grant if you have previously received an FHOG
- Schemes where the participating lender does not offer both
In practice, a broker who handles grant applications regularly will know which combinations work for your specific state, property type and lender. Do not assume compatibility. Confirm it.
Common grant and scheme mistakes
Government grants sound straightforward until you are actually trying to claim one while coordinating a property purchase, loan application and settlement timeline. These are the mistakes that cost buyers money or time, sometimes both.
Assuming the FHOG applies to all properties
The FHOG is for new homes in almost every state. Buyers who fall in love with an established Queenslander or a character terrace discover at contract stage that the $30,000 grant they were counting on does not apply. Check the property type first, not last.
Confirm whether the property qualifies as "new" under your state's FHOG rules before making an offer.
Treating the grant as part of the deposit
Most lenders do not count the FHOG toward your genuine savings requirement for serviceability. The grant is usually paid at or after settlement, so you cannot use it as your upfront deposit in most cases. You still need to demonstrate genuine savings separately.
Budget your deposit from your own savings. Treat the grant as a bonus that arrives at settlement, not your deposit source.
Thinking a scheme guarantees loan approval
Being eligible for the First Home Guarantee or Help to Buy is not the same as being approved for a loan. You still need to pass the lender's serviceability assessment, credit checks and property valuation. Scheme eligibility and loan approval are separate tests, and passing one does not automatically mean passing the other.
Get your finance assessed independently of any scheme. The scheme helps with the deposit, not the approval.
Missing enhanced grant deadlines
Queensland's $30,000 FHOG applies to contracts signed by 30 June 2026. After that, it reverts to $15,000. Tasmania's $30,000 grant also has a 30 June 2026 expiry. If you are buying in either state, the contract date matters. A delay of even a few days could cost you $15,000 or more.
Know the expiry date for any enhanced grant in your state and plan your contract timeline around it.
Not understanding Help to Buy's shared equity
Help to Buy is not a grant. The government owns a share of your home. If property values rise 50% over 10 years, the government's share rises by the same percentage. Some buyers treat it like free money without understanding the long-term equity implications. It can still be an excellent pathway, but go in with open eyes.
Model the buyback cost at different future property values before committing to Help to Buy.
Leaving FHSSS withdrawal too late
The ATO process for FHSSS determination and release takes time. If you sign a contract expecting to use your super contributions as part of your deposit and the ATO has not processed the release, you could face a settlement shortfall. Start the process well before you plan to buy, not after signing the contract.
Apply for your FHSSS determination at least 4 to 6 weeks before you expect to need the funds.
When should you get help with grants and schemes?
The short answer: before you sign anything. Grants and schemes interact with your deposit position, lender choice, property type and purchase timeline in ways that are not always obvious. A specialist can tell you exactly which programs apply to your situation and which lender combinations give you the best outcome.
It makes particular sense to get help if any of these apply:
The difference between a buyer who knows their full grant position and one who does not can be tens of thousands of dollars. That is not exaggeration. A QLD first home buyer building a new home who claims the $30,000 FHOG, uses the First Home Guarantee and receives the stamp duty concession is in a fundamentally different financial position from someone who missed one of those three because they did not check early enough.
