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First home buyer hub · Australia

First home buyer hub — Australia

Work out what you need — before you offer

Select your state below. Model funds to complete, borrowing power, and 5% · 10% · 20% deposit paths for Victoria. Official government links are at the bottom of this page.

Your state / territory

Open VIC calculator

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Last reviewed 13 June 2026 · Next scheduled review: 1 August 2026 · Scheme caps and official links are checked on the first day of each month.

Official links ↓

Calculators first — then send your PDF for a pathway review.

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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.

Loading LMI premium estimator…

Loading Mortgage repayment calculator…

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.

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

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All states — duty & grant at a glance

Last reviewed 2026-06-13. Official links at page bottom.

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)
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.

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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.

Registered hub →Westpac — healthcare professionals ↗

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.

Doctors, hub →NAB — LMI waiver overview ↗

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.

Accountants hub →ANZ — accountant waiver PDF ↗

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.

Solicitors hub →NAB — LMI waiver ↗

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.

Teachers hub →FHBG — 5% deposit scheme ↗

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.

Trades hub →FHBG — 5% deposit scheme ↗

Full comparison table, lender PDF links, and FHBG vs waiver stacking: Professional LMI waivers guide →

First Home Guarantee

5% deposit path — Australia-wide

FHBG official links ↓

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 / territoryMetro / regional centreOther 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

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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.

Full glossary →

FAQ

General information only — tap to expand.

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