First home buyers in Australia have more help available now than at almost any time before. The catch is that the schemes come from different governments with different rules, and some don't play nicely together.
Here's what stacks, what doesn't, and a few combinations that work well.
The main schemes
Federal - 5% Deposit Scheme (First Home Guarantee): buy with 5% deposit, no LMI - Family Home Guarantee: single parents buy with 2% deposit, no LMI - Help to Buy: government contributes up to 40% equity, 2% deposit - First Home Super Saver (FHSS): save up to $50,000 per person through super
State (NSW) - First Home Buyers Assistance Scheme: no stamp duty up to $800,000, reduced to $1,000,000 - First Home Owner Grant: $10,000 for new homes under the caps
Other states have their own grants and concessions.
What you can combine
5% Deposit Scheme + stamp duty concession + FHSS
This is the most common combination we see. You save your deposit partly in super, use the 5% Deposit Scheme to avoid LMI, and pay little or no stamp duty.
5% Deposit Scheme + First Home Owner Grant
If you're buying or building a new home under the FHOG caps, you can use both.
Help to Buy + state concessions
Help to Buy can generally be used alongside state stamp duty concessions and grants, subject to state rules.
FHSS + almost anything
FHSS is about how you save your deposit, so it fits with most other schemes.
What you can't combine
5% Deposit Scheme + Help to Buy
These are both federal schemes and you have to choose one. They suit different buyers:
- The 5% Deposit Scheme suits people whose income can support a 95% loan and who want full ownership.
- Help to Buy suits people on lower incomes who need the government's equity to make repayments manageable.
Family Home Guarantee + 5% Deposit Scheme
Again, one or the other. Single parents usually prefer the Family Home Guarantee because the deposit is lower.
Three real-world combinations
Couple buying an established home in Sydney's west
- Price: $790,000
- 5% Deposit Scheme: $39,500 deposit, no LMI
- NSW stamp duty: $0
- FHSS: $25,000 each released from super towards the deposit and costs
They buy with far less cash than a traditional purchase and keep their savings account as a buffer.
Single buyer, new apartment in Wollongong
- Price: $595,000
- 5% Deposit Scheme: $29,750 deposit
- NSW First Home Owner Grant: $10,000
- NSW stamp duty: $0
The grant covers most of their other costs.
Single nurse earning $88,000, new townhouse
- Price: $720,000
- Help to Buy: 40% government contribution ($288,000)
- Deposit: 2% ($14,400)
- Home loan: $417,600
- NSW stamp duty: $0
Her repayments are a fraction of what a 95% loan would cost, though she'll share future growth with the government.
Order matters
Some schemes have timing rules that affect each other:
- FHSS needs a determination before or within 14 days of signing a contract.
- 5% Deposit Scheme and Help to Buy places are reserved through your lender at pre-approval.
- Stamp duty concessions are applied when your conveyancer lodges the transfer.
- The FHOG is usually paid at settlement or the first construction payment.
Getting the order wrong can mean missing out, or having funds arrive too late.
Frequently asked questions
Can my partner use one scheme and I use another?
Not on the same property. If you buy together, you both use the same federal scheme, but you can each release your own FHSS savings.
Do these schemes apply if I'm buying with a friend?
The 5% Deposit Scheme allows two eligible applicants, including friends or siblings. Stamp duty concessions depend on each buyer being eligible.
Are these schemes going to change?
Schemes are reviewed regularly. Price caps and income limits are often updated each financial year. We keep track so you don't have to.
Not sure which combination gets you into a home soonest? Call Finfident on 0424 545 654. We'll model each option against your real numbers.
This article is general information only and doesn't take into account your objectives, financial situation or needs. Figures, rates and scheme rules are current as at October 2026 and can change. Finfident Finance Brokers (ABN 94 679 280 801) is Credit Representative 569374 of Outsource Financial Pty Ltd (ACN 131 090 705), Australian Credit Licence 384324.