Your first home, structured properly from day one.
As a first home buyer in NSW you may pay no stamp duty, buy with a 5% deposit and no LMI, and pick up a $10,000 grant on a new build. The trick is knowing how the schemes stack — and which lender says yes to you right now. That's what we do.
Three NSW concessions — and how they stack together
Used well, these can save a first home buyer tens of thousands and get you in the door with a much smaller deposit. You can generally use all three at once if you qualify.
First Home Buyers Assistance Scheme
No transfer (stamp) duty on homes up to $800,000, then a sliding discount up to $1,000,000. On an $800k purchase that's roughly $30,000+ saved.
First Home Guarantee
Buy with just 5% down and the government guarantees the rest — so you skip Lenders Mortgage Insurance. Sydney price cap $1.5m, and as of October 2025 there are no income caps and no limit on places.
First Home Owner Grant
A $10,000 cash grant when you buy or build a brand-new home valued under $600,000 (or a house-and-land package under $750,000). Doesn't apply to established homes.
A worked example — a $600,000 first home
Established home, bought with a 5% deposit under the First Home Guarantee. Real numbers, current as at June 2026.
Upfront costs & loan
$600,000 purchase · eligible first home buyer · 5% deposit| Deposit (5% of price) | $30,000 |
| Stamp duty — exempt under $800k | $0 |
| Lenders Mortgage Insurance — waived via Guarantee | $0 |
| Conveyancing / legal | ~$2,000 |
| Building & pest inspection | ~$600 |
| Loan & title registration fees | ~$500 |
| Estimated cash needed upfront | ~$33,000 |
| Loan amount | ~$570,000 |
| Indicative repayment (≈6.2% p.a., 30 yrs) | ~$3,500 / mo |
Estimates only and not a quote. Stamp duty in the $800k–$1m band, scheme eligibility and interest rates vary — we confirm your exact numbers before you make an offer.
Short on deposit, or want more buying power? You may still be able to buy now.
The First Home Guarantee is great, but it has limits — a price cap, finite places, and it asks you to put in as much deposit as you can. For buyers who don't fit, or who want to stretch further, we have access to specialist low-deposit home loans that avoid LMI a different way.
Borrow up to 98%
With certain lenders, eligible buyers can borrow up to 98% of the purchase price — as a single loan at a single rate, not an expensive second loan stacked on top.
A smaller fee — not LMI
Instead of Lenders Mortgage Insurance, these loans use a much smaller fee that can usually be added to the loan, often well below what LMI would have cost.
Greater purchasing power
Because you need less deposit and the fee is low, the same savings can reach a higher purchase price — sometimes meaningfully more — so you're not priced out of the home you actually want.
Availability depends on the property's location (most metropolitan and major regional areas), your circumstances, and the lender's eligibility criteria. These options aren't limited to first home buyers. We'll tell you honestly whether one beats the government schemes for your situation — sometimes the scheme still wins.
Most brokers find you a rate. We make sure your first loan is built right.
Your first purchase sets up everything that comes after it — your next move, your first investment, how easily you can refinance. A loan structured well today gives you options in five years. We've been doing exactly this since 2004.
Every bank assesses your deposit source, casual or probation income, and HECS debt differently. We match you to one whose policy fits — not whoever has a campaign rate.
First Home Guarantee places run through participating lenders only. We line up the right lender and lodge it correctly so you don't miss out.
You'll know your real budget and upfront costs before auction day — not a guess from an online calculator.
For residential home loans we're paid by the lender, so there is generally no fee payable by you. Any fee will be disclosed in writing before we proceed. We're bound by a best-interests duty.
From first call to keys in hand
A real conversation
No forms, no credit check. We learn your situation, your deposit, and what you're trying to buy — and tell you honestly what's achievable.
Your number & your scheme
We confirm how much you can borrow, which concessions you qualify for, and the upfront cash you'll actually need.
Pre-approval, properly
We prepare and lodge your application with the right lender so you can bid or make an offer with confidence.
To settlement — and beyond
We manage the lender, coordinate with your conveyancer, and stay your broker for the long term as your plans grow.
Straight answers to the common questions
How much deposit do I actually need?
If you qualify for the First Home Guarantee, as little as 5% of the purchase price — about $30,000 on a $600,000 home — with no Lenders Mortgage Insurance. Without the Guarantee you'd typically need 20% to avoid LMI, or pay LMI on a smaller deposit. We'll tell you which path is cheaper for you.
Can I use the stamp duty exemption, the Guarantee and the grant together?
Generally yes, if you meet each one's criteria. The stamp duty exemption (under $800k) and the First Home Guarantee (5% deposit, no LMI) can be combined, and if you're buying a brand-new home under $600k you may add the $10,000 First Home Owner Grant on top.
What if I earn too much for the scheme?
Good news — from 1 October 2025 the First Home Guarantee has no income caps. The main limits now are being a genuine first home buyer, owner-occupying the home, and staying under the Sydney price cap of $1.5m.
Does it have to be a brand-new home?
No. The stamp duty exemption and the First Home Guarantee apply to both new and established homes. Only the $10,000 First Home Owner Grant is limited to new builds (under $600k) or house-and-land packages (under $750k).
How much can I borrow?
As a rough guide, lenders work to around 5–5.5 times your gross income, adjusted for any debts like HECS, car loans or credit card limits. The accurate figure depends on the lender's assessment — we calculate it precisely and confirm it with a pre-approval.
What documents will I need?
Typically two recent payslips, three to six months of bank statements (which also show your savings history), photo ID, and details of any debts. We give you a personalised checklist on our first call.
Find out what you can buy — before you fall in love with a place.
A no-obligation conversation about your deposit, your budget, and exactly which first home buyer concessions you qualify for.