VIC
Victoria
- Duty
- $0 duty ≤ $600k · partial to $750k
- Grant
- $10k FHOG — new homes ≤ $750k only
- · FHBG metro $950k / regional $650k
- · Established = duty concession only (no FHOG)
First home buyer hub · Australia
First home buyer hub — Australia
Model funds to complete, borrowing power, and deposit paths for Victoria — calculators open below.
Your state / territory
Full loans guide: First home buyer loans
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Buying in VIC — select state
10.0% · LVR 90.0%
Legals, pest, moving ~$12–18k
Stamp duty: $0 · saved $25,370
ReviewBorrowing: shortfall $17,119 · Cash needed: $73,179 (incl. $25,179 duty/LMI/costs)
Deposit presets:
Funds to complete
$83,179
Before FHOG
Net cash
$73,179
After −$10,000 FHOG
Max borrow (est.)
$504,881
Surplus -$17,119 vs this property
Repayment
$3,256/mo
30yr P&I @ 6.19% illustrative
Cost stack
| Deposit | $58,000 |
| Stamp duty (payable) | $0 |
| Duty saved | $25,370 |
| LMI | $10,179 |
| Purchase costs | $15,000 |
| Total funds to complete | $83,179 |
Standard duty
$25,370
Loan / LVR
$522,000 · 90.0%
Scheme flags
- Yes
Victoria stamp duty (FHB)
Full exemption — $0 duty payable
- Check
Victoria FHOG
$10,000 grant (new home)
- No
First Home Guarantee (5%)
Not modelled — enable FHBG toggle
- Check
Help to Buy (shared equity)
Federal shared-equity scheme — separate application
- Check
First Home Super Saver (FHSS)
Voluntary super contributions toward deposit
Save before you offer
Email your live worksheet — PDF attached in seconds
Auction or short finance clause? Keep a broker-ready snapshot with the numbers below already filled from your inputs.
Net cash
$73,179
Funds to complete
$83,179
Duty saved
$25,370
LMI
$10,179
Includes $10,000 FHOG at settlement in this model.
- Deposit, LVR, and loan size
- Victoria stamp duty payable + duty saved
- LMI (or FHBG waiver flag)
- Purchase costs, buffer, and FHOG line
- Net cash to settlement + illustrative repayment
General information only. These calculators provide estimates based on the numbers you enter. They do not constitute credit advice, take your full situation into account, or replace a lender's assessment. Fees, eligibility, and actual offers vary. Speak with a broker for guidance tailored to you.
Victoria duty uses SRO PPR schedule in this calculator. FHBG cap for this tier: $950,000. Enquire · 0400 77 77 55
LMI & repayment tools
Stress-test lenders mortgage insurance at different deposits, then model repayments on your loan size — use alongside the funds-to-complete workspace above.
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General information only. These calculators provide estimates based on the numbers you enter. They do not constitute credit advice, take your full situation into account, or replace a lender's assessment. Fees, eligibility, and actual offers vary. Speak with a broker for guidance tailored to you.
Last reviewed 13 June 2026 · Next scheduled review: 1 November 2026 · Scheme caps and official links are checked on the first day of each month.
Official links ↓How Azure Home Loans helps first-home buyers
Bishnu Adhikari is a credit representative (ACR 538895, auth. under ACL 390261, Yellow Brick Road). We explain options in plain English, match scenarios to lender policy, and prepare applications under responsible-lending rules. Calculators first — then send your PDF for a pathway review.
Step 1
Numbers first
Run funds-to-complete and deposit paths for your state.
Step 2
Structure the file
Deposit, schemes, LMI, and income evidence before you offer.
Step 3
Broker review
We compare lender policy fit — not a guaranteed approval.
Related reading: costs beyond deposit · low-deposit moves · 5% deposit playbook · FHB service
State & territory cheat sheet
Tap a state — numbers update for Victoria. Confirm on official links before exchange.
- Stamp duty exemption
- ≤ $600,000
- Full FHB exemption (dutiable value)
- Partial duty concession
- $600,001 – $750,000
- Sliding scale
- FHOG (new homes)
- $10,000
- Cap $750k · not established
- FHBG cap — metro
- $950,000
- Melbourne / Geelong
- FHBG cap — regional
- $650,000
- Rest of VIC
- Typical purchase costs
- ~$12k – $18k
- Excl. duty & LMI
- Cooling-off (private sale)
- 3 business days
- Penalty may apply
- Pre-approval validity
- ~90 days
- Reconfirm before offer
VIC duty calculator: Open official estimator ↗ · All official links
Guides: Costs beyond deposit · LMI waivers
All states — duty & grant at a glance
Last reviewed 2026-06-13. Official links at page bottom.
NSW
New South Wales
- Duty
- $0 duty ≤ $800k (FHBAS) · partial to $1m
- Grant
- $10k FHOG — new homes ≤ $600k
- · Vacant land ≤ $350k full exemption
- · FHBG metro $1.5m / other NSW $800k
QLD
Queensland
- Duty
- Established: $0 ≤ $700k · new/vacant: $0 (no cap from May 2025)
- Grant
- Up to $30k FHOG — new ≤ $750k (verify QRO)
- · Partial duty $700k–$800k established
- · FHBG metro $1m / other QLD $700k
SA
South Australia
- Duty
- FHB relief by price band
- Grant
- Up to $15k FHOG — new homes
- · FHBG Adelaide $900k / other $500k
- · RevenueSA calculator
WA
Western Australia
- Duty
- First home owner duty rate
- Grant
- Up to $10k FHOG — new homes
- · FHBG Perth $850k / other $600k
- · Revenue WA Connect calc
TAS
Tasmania
- Duty
- FHB duty concession by value
- Grant
- Up to $30k FHOG — new homes
- · FHBG Hobart $700k / other $550k
- · TRO duty calculator
ACT
Australian Capital Territory
- Duty
- Home Buyer Concession — income & price tests
- Grant
- No separate FHOG
- · FHBG cap $1m all ACT
- · Owner-occupier required
NT
Northern Territory
- Duty
- FHB duty discount by band
- Grant
- Up to $10k FHOG
- · FHBG $600k (Darwin $750k from Jul 2026)
- · NT conveyance calculator
Nurses & professional LMI waivers
Separate from FHBG: some lenders publish 90–95% LVR with reduced or no LMI for defined professions. Never automatic — registration, income floors, owner-occupier use, and loan caps apply.
In nursing, healthcare, or another listed profession? You may qualify for reduced or waived LMI — lender policy, not automatic. Check your role below or open the full guide.
Registered nurses & midwives
Healthcare LMI paths (select majors)
- Typical LVR
- Up to ~90–95% on published healthcare lists
- · AHPRA registration
- · PAYG or stable agency income
- · Owner-occupier
- · Income minimums vary by lender
Westpac publishes healthcare LMI material; ANZ professional waiver PDFs have historically excluded “Nurse” — route matters.
Doctors, dentists & specialists
Medico / dental waiver cohorts
- Typical LVR
- Up to ~90–95% by registration tier
- · AHPRA tier & employment type
- · Loan amount caps
- · Owner-occupier
- · Specialist vs intern bands differ
ANZ, NAB and others publish medico LMI waiver PDFs — tier must match the live list.
Accountants (CA / CPA / IPA)
Professional membership waivers
- Typical LVR
- Up to ~90% with current institute membership
- · Practising certificate / membership
- · PAYG or partnership income evidence
- · Owner-occupier
ANZ accountant waiver PDF tied to recognised bodies — membership must be current at application.
Solicitors & barristers
Legal professional streams
- Typical LVR
- Up to ~90% where role on lender list
- · Admission & practising certificate
- · Employed vs partner income
- · Owner-occupier
NAB / ANZ publish professional waiver hubs — firm structure and bonus income need clean evidence.
Teachers & educators
Usually PAYG + schemes, not a dedicated waiver class
- Typical LVR
- FHBG 5% or 10% + LMI more common
- · Stable PAYG
- · Genuine savings
- · FHBG / state duty stack
No major “teacher-only” LMI waiver comparable to healthcare — strength is clean PAYG + deposit path.
Trades & self-employed
Income evidence > waiver labels
- Typical LVR
- FHBG, guarantor, or 20% deposit
- · ABN / BAS / tax returns
- · Genuine savings
- · Lender servicing on variable income
Professional waiver tables rarely cover trades — structure and FHBG often beat chasing the wrong label.
Full comparison table, lender PDF links, and FHBG vs waiver stacking: Professional LMI waivers guide →
First Home Guarantee
5% deposit path — Australia-wide
Eligibility checklist
- Australian citizen or permanent resident
- First home buyer (not owned residential property in last 10 years)
- Owner-occupier — live in the property
- Minimum ~5% genuine deposit (lender policy applies)
- Purchase price & valuation ≤ FHBG cap for your state and location tier
- Apply via participating lender — not direct to Housing Australia
- Uncapped places from Oct 2025 — verify rules at application
How caps work
Metro / regional centre caps apply in Sydney, Melbourne, Geelong, Brisbane, Gold Coast, Sunshine Coast, Perth, Adelaide, Hobart, and ACT. All other areas use the lower tier. Confirm your postcode on Housing Australia before exchange.
| State / territory | Metro / regional centre | Other areas |
|---|---|---|
| NSW | $1,500,000 | $800,000 |
| VIC | $950,000 | $650,000 |
| QLD | $1,000,000 | $700,000 |
| WA | $850,000 | $600,000 |
| SA | $900,000 | $500,000 |
| TAS | $700,000 | $550,000 |
| ACT | $1,000,000 | $1,000,000 |
| NT | $600,000 | $600,000 |
No LMI on guaranteed portion
Major saving vs 10% path — model in the 5% · 10% · 20% tab above.
Participating lenders only
Apply through lender/broker on the scheme — not directly to Housing Australia.
Not the same as Help to Buy
FHBG = guarantee. Help to Buy = shared equity. Different rules.
Deep dive: First Home Guarantee guide · 2026 playbook
Key terms
LVR
Loan ÷ property value. 90% LVR = 10% deposit.
LMI
Lender insurance you pay when LVR > ~80%. Often waived under FHBG.
FHBG
Federal 5% deposit scheme — no LMI on guaranteed portion (participating lenders).
FHOG
State grant. VIC: $10k new homes ≤$750k only.
Funds to complete
Deposit + duty + LMI + legals/fees − grants at settlement.
Genuine savings
Deposit held 3+ months (or documented gift/FHSS). Lender-specific.
Pre-approval
Conditional borrow indication — not final approval.
Assessment rate
Buffer rate lenders use (~+3% above your rate) for serviceability.
FHSS
Release voluntary super (ATO limits) toward deposit.
Help to Buy
Federal shared equity — gov holds equity slice, lowers your loan.
Comparison rate
Rate incl. fees on standard loan — compare products, not your exact repayments.
Section 32
VIC vendor statement — review before signing.
Cooling-off
VIC private sale: 3 business days (penalty may apply). Auction = usually unconditional.
Offset
Linked account — balance reduces interest charged on loan.
Capitalised LMI
LMI added to loan balance instead of paid upfront.
About this page
FAQ
General information only — tap to expand.
How much deposit do I need?
5% with FHBG (no LMI on guaranteed portion), 10% with LMI, or 20% to avoid LMI. Plus duty, ~$12k–$18k costs, buffer. NSW duty often $0 ≤$800k; QLD established $0 ≤$700k.
What is funds to complete?
Deposit + stamp duty + LMI + conveyancing/moving/lender fees − FHOG/grants received at settlement. Use the calculator above — not the listing price alone.
What other upfront costs should I plan for?
Besides deposit: stamp duty (or concessions), conveyancing $1.5k–$3k+, building/pest $400–$800, lender fees, insurance, moving, and money left after settlement.
NSW stamp duty for first home buyers?
Full exemption on new or existing homes ≤$800,000 (FHBAS). Concessional rate $800,001–$999,999. Vacant land ≤$350,000. Confirm on Revenue NSW calculator.
QLD stamp duty for first home buyers?
Established homes: $0 duty ≤$700,000; partial $700,001–$799,999. New homes & vacant land (from 1 May 2025): $0 duty with no price cap. Use QRO estimator.
Victoria stamp duty for first home buyers?
Full exemption ≤$600k dutiable value. Sliding scale $600,001–$750k. Standard duty above $750k.
Can I still buy with less than a 20% deposit?
Yes — many buyers use 5–10% plus FHBG or LMI. Whether it suits you depends on serviceability, genuine savings, and scheme caps. Not automatic or guaranteed.
How much buffer should I keep after settlement?
Rule of thumb: 3 months of repayments plus emergency cash — often $15k–$25k. Buyers who settle with zero buffer hit stress fastest in year one.
Is the First Home Guarantee really uncapped now?
Yes. From 1 October 2025 the scheme has no annual place cap and no income test — there is no quota to race for and no waitlist. Property price caps and lender approval still apply. The single-parent stream, formerly the Family Home Guarantee, folded in at the same time and lost its own income and place caps too.
FHBG vs saving 20%?
FHBG: enter sooner with 5%, no LMI on guaranteed portion, price caps apply. 20%: no LMI, no scheme caps, more equity day one.
FHOG vs duty exemption (Victoria)?
Separate programs. FHOG = $10k new homes only. Duty exemption/concession = new + established to $750k. You may qualify for one or both.
FHBG price cap Melbourne?
$950,000 metro / $650,000 regional (Housing Australia Oct 2025 settings). Purchase price and bank valuation must be under cap.
Help to Buy vs FHBG?
FHBG = loan guarantee (5% deposit, you own 100%). Help to Buy = shared equity (gov holds 30–40%). Different income caps and process.
Can I combine FHBG with stamp duty concessions?
Yes — independent programs. FHBG addresses deposit/LMI; state duty concessions reduce upfront tax. Stack both where eligible.
Do I need 5% genuine savings under FHBG?
Most lenders still want ~5% saved over 3+ months even with FHBG. Some accept FHSS release or gifts with a letter — lender policy varies.
How does the First Home Super Saver Scheme save money?
Voluntary super contributions taxed at 15% vs your marginal rate. Release before signing contract — order matters. Couples can each use up to $50k total.
Do I have to live in the property?
Under FHBG and most state concessions, yes — principal place of residence, typically move in within 6 months. Investment use disqualifies scheme support.
What is pre-approval?
Conditional indication of what a lender may lend, subject to verification and satisfactory property. Helps you shop with limits — not a guarantee of final approval.
What’s the difference between pre-approval and unconditional approval?
Pre-approval is indicative with conditions (valuation, contract, policy checks). Unconditional is final after the property is assessed. Never exchange without finance clause or unconditional approval.
When should I get pre-approval?
Before serious offers or auctions. Valid ~90 days. Keep spending stable until unconditional — no new credit cards, car loans, or BNPL.
How long does pre-approval last?
Typically 90 days, sometimes 60 — varies by lender. Searching 4–6 months? Renew once or twice if income, debts, or rates shift.
How does HECS-HELP affect borrowing capacity?
Lenders include HELP repayments in serviceability while you have a balance. On ~$90k income, $20k HELP can reduce capacity by $30k–$80k depending on lender.
What is HEM and why does my lender care?
Household Expenditure Measure — benchmark living costs by household. If you declare below HEM, lenders substitute the higher figure. Be realistic.
Can nurses avoid LMI?
Some lenders publish healthcare LMI waivers for registered nurses/midwives (AHPRA, income floors, owner-occupier). Not automatic — see #fhb-profession-lmi or FHBG if waiver does not fit.
Do I need LMI at 10%?
Usually yes unless FHBG, professional waiver, or family guarantee. Model upfront vs capitalised in the calculators.
Should I fix my interest rate as a first home buyer?
Fixed = repayment certainty, less flexibility (offset, break costs). Variable or split is common when rates are uncertain. No universal answer — compare with a broker.
Can I use a parental gift toward my deposit?
Common. Lenders want a gift letter, funds traced parent → you, and often 5% genuine savings on top. Some lenders waive savings if gift is large.
What is a guarantor loan? When does it make sense?
Family property backs your loan so you can borrow higher LVR without LMI. Parents’ equity is exposed if you default — independent legal advice essential.
Should I use a guarantor?
Can help you enter sooner, but affects family legally and financially. Solicitor should advise on guarantee risks before anyone signs.
Can I buy with a friend or sibling?
Yes — co-borrowing is allowed. Have a written co-ownership agreement (exit, disputes, if one stops paying) drafted by a solicitor before settlement.
Should I buy a unit or a house first?
Lenders are stricter on small/high-rise units (often 80% LVR cap). Houses cost more to maintain but fewer LVR restrictions. Depends on suburb, timeline, and lifestyle.
Auction vs private treaty (VIC)?
Auction: unconditional on fall of hammer — finance and building done first. Private sale: 3 business days cooling-off (penalty may apply).
What documents will I need to provide?
PAYG: ID, 2 payslips, 3 months bank statements, debt/card limits. Self-employed: 2 years tax returns plus business financials. Tailored checklist after first broker chat.
Do I need to have found a property before I enquire?
No. Many buyers contact us while saving or shortlisting suburbs. We can outline deposit, pre-approval timing, and scheme fit before you make an offer.
When should I speak to a broker?
Earlier than most expect — especially before auction or short finance clauses. No obligation to proceed; first conversation can be while you are still researching.
Can a broker help me understand first home buyer options?
Yes — common reason people contact Azure Home Loans. We explain lending sequence, documents, FHBG/grant interaction, and support credit assistance when it fits.
Can I use my SMSF to buy my first home?
No — SMSF cannot buy a home you will live in. For first-home deposit leverage, FHSS is the super-related option.
Browse all first home buyer articles →
- FHB calculator workspace
- First-home buyer demand fell 20.1% in August 2026
- First Home Guarantee (5% deposit)
- Costs beyond the deposit
- NSW first home buyer guide
- Victoria first home buyer guide
- Queensland first home buyer guide
- WA first home buyer guide
- SA first home buyer guide
- Professional LMI waivers
- Mortgage repayment calculator
- Loan term comparison
- LMI premium calculator
- Mortgage readiness quiz
- First home buyer broker services
- Mortgage glossary
- Help to Buy (shared equity)
- First home buyer articles
- Enquire — map my deposit pathway
- First-home buyer demand fell 20.1% in August 2026 — what to do before Tuesday’s RBA decision
- Experian credit score changes 2026: what the illion merger did to your number
- Loan-to-value ratio (LVR) explained Australia — how to calculate it, the 80% rule, and why it matters when prices move
- What is an offset account on a home loan in Australia? How it works, when it is worth it, and when it is not
- What does a mortgage broker do in Australia? The practical process, duties, and questions that matter
- What credit score do you need for a home loan in Australia? Experian & Equifax bands (2026)
- Home loan portability in Australia — substitution of security when you move (without refinancing)
- HECS-HELP and borrowing power in 2026: what actually changed for home loan applicants
- The 5% deposit scheme six months in: what actually works (and what still trips buyers up)
- Credit checks in Australia: the complete home-loan guide (what, when, where, how)
- Joint home loans in Australia: co-borrowers, liability, and what to decide before you both sign
- Budget 2026 for homebuyers: why the next 18 months may be the best buying window in a decade
Want your numbers checked against real lenders?
Call 0400 77 77 55 or WhatsApp — send your calculator PDF and target suburb.
Prefer the phone? 0400 77 77 55 — direct line to Bishnu Adhikari.
External resources
Official links — confirm before you exchange
Every government and regulator URL for this hub lives here at the bottom — not at the top. Figures in the calculator are illustrative; verify duty, grants, and scheme rules on these sites or with your conveyancer.
Federal — Housing Australia & ATO
- First Home Guarantee (5%)5% deposit, no LMI on guaranteed portionOpen official site ↗
- FHBG property price capsCaps by state, suburb, and postcodeOpen official site ↗
- Help to Buy (shared equity)Separate from FHBG — shared equity schemeOpen official site ↗
- First Home Super Saver (FHSS)Voluntary super toward depositOpen official site ↗
Regulators & consumer guides
- Home loans — MoneysmartBuying basics, comparison rates, LMI, questions before you signOpen official site ↗
- Mortgage calculator — MoneysmartRepayment estimates from ASIC’s financial literacy siteOpen official site ↗
- Consumer Affairs Victoria — propertyCooling-off, auctions, contracts (VIC buyers)Open official site ↗
Victoria (VIC)
New South Wales (NSW)
Queensland (QLD)
South Australia (SA)
Western Australia (WA)
Tasmania (TAS)
Australian Capital Territory (ACT)
Northern Territory (NT)
On this site
- State stamp duty calculatorsOfficial revenue-office calculators for every state and territoryOpen on this site →
- Mortgage repayment calculatorFull P&I model with chartsOpen on this site →
- Loan term comparisonCompare 15–40 year terms before you signOpen on this site →
- First home buyer broker servicesPre-approval, FHBG, grants, and settlement pacingOpen on this site →
Azure Home Loans is not affiliated with these agencies. External links open in a new tab. Last reviewed against publicly available 2026 program descriptions — scheme rules change.