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NestPath 路 One-Page Cheatsheet
Australian FHB 2026: Every Scheme + Threshold On One Page
Updated 5 July 2026
nestpath.com.au/fhb-facts-2026
CC BY 4.0 路 Free to share with attribution
Federal schemes (2026)
5% Deposit Scheme (was First Home Guarantee)
- 5% deposit, zero LMI, 100% ownership
- Income cap: none (removed 1 Oct 2025)
- Places: unlimited
- Price caps: Sydney $1.5M 路 Melbourne $950K 路 Brisbane $1M 路 Perth $850K 路 Adelaide $900K 路 Hobart $700K 路 ACT $1M 路 Darwin $750K 路 NT rest $600K
Help to Buy (launched 5 Dec 2025)
- 2% deposit, government owns 30% existing / 40% new
- Income cap: $103K single / $165K couple (indexed 1 Jul 2026)
- Places: 10,000/year (40,000 total through 30 Jun 2029)
- Sydney $1.3M 路 others match the 5% Deposit caps
Family Home Guarantee
- Single parents only 路 2% deposit 路 zero LMI
- Income cap: none
- Places: unlimited
- FHB not required (unique among federal schemes)
First Home Super Saver Scheme (FHSSS)
- Save up to $50K via super at 15% tax (vs marginal rate)
- Cap: $15K/year, $50K total
- Typical $3-8K tax saving over 3 years
- Stacks with all other schemes
State grants + stamp duty thresholds (2026)
| State | FHOG | Stamp duty full exemption | Notable 2026 change |
|---|
| NSW | $10,000 | Up to $800K (FHBAS) 路 concession to $1M | |
| VIC | $10,000 | Up to $600K 路 concession to $750K | VHF closed 10 Sep 2025 路 use Help to Buy |
| QLD | $30,000 | New: no cap (since 1 May 2025) 路 Est: up to $800K | $30K grant continued in the 2026-27 budget (no reversion to $15K) |
| WA | $10,000 | Up to $500K 路 concession to $700K | Exemption to rise to $600K, concession $800K (est. 28 Jul 2026) |
| SA | $15,000 | New: up to $650K | |
| TAS | $20,000 | Est: up to $750K (until Jun 2026) | $30K boosted ends 30 Jun 2026, then $20K to 30 Jun 2027 |
| ACT | No cash grant. ACT operates the Home Buyer Concession Scheme instead. | Abolished for FHBs from 1 Jul 2026 (no cap, no income test) | FHB stamp duty abolished 1 Jul 2026 (no cap, no income test) |
| NT | $50,000 HomeGrown | House-and-land: no cap (until Jun 2027) | $50K HomeGrown ends 30 Sep 2026 |
Dates to know
- 1 Jul 2026: ACT abolished FHB stamp duty (no cap, no income test)
- 30 Jun 2026: WA off-the-plan stamp duty relief ends
- 30 Jun 2026: TAS established home concession ends
- 30 Sep 2026: NT $50K HomeGrown ends
- 31 Oct 2026: VIC off-the-plan extended concession ends
- 30 Jun 2027: NT house-and-land exemption ends
- 1 Jul 2027: Negative gearing ring-fence on established property takes effect; 50% CGT discount replaced
Lending environment (July 2026)
RBA cash rate 4.35% (hiked from 4.10% on 5 May 2026, then held at 4.35% on 16 Jun 2026) 路 Big-four variable rates 5.99-6.44% 路 APRA buffer +3% on contract rate 路 HEM (Melbourne Inst) for living expense floor. Market pricing implied a path near 4.7% by year end, but that is not an RBA forecast.
Negative gearing reform: 12 May 2026 budget
Established residential investment property contracted after 19:30 AEST 12 May 2026 has rental losses ring-fenced from 1 July 2027 (no salary-offset; carry forward against rental income or capital gain). New builds exempt (carve-out preserved). 50% CGT discount replaced by cost-base indexation + 30% minimum tax from 1 Jul 2027. Existing investors fully grandfathered.
Check your status: nestpath.com.au/blog/negative-gearing-explained
Built by NestPath 路 Founder Anish Puri 路 Free AU FHB guide 路 nestpath.com.au
Disclaimer: general educational information only. Not personal financial or tax advice. Verify with a registered tax agent or mortgage broker before acting.