First home buyers Sydney.
Several first home schemes apply in NSW. Most Sydney first home buyers know one or two and miss thousands of dollars in stacked benefits. We map every scheme you qualify for, a licensed broker in our network picks the lender that accepts the right combination, and we coordinate the purchase end to end.
Four reasons NSW first-home needs scheme mapping.
NSW first home schemes have specific eligibility rules and don't combine automatically. Generic advice leaves money on the table.
NSW + federal schemes stack
A NSW first home buyer can potentially combine the Australian Government 5% Deposit Scheme (5% deposit, no LMI), the NSW stamp duty exemption (no duty up to $800,000), the $10,000 First Home Owner Grant on a new home, and the First Home Super Saver Scheme (up to $50,000 from voluntary super contributions). Most buyers know about 1 or 2 of these. We map all of them.
Sydney median means deposit pressure
Sydney metro median dwelling value is the highest in Australia. Even at a 5% deposit through the 5% Deposit Scheme, that's typically $50K to $70K cash needed on entry-level Sydney stock, plus stamp duty above $800,000, plus moving and settlement costs.
NSW stamp duty thresholds matter
NSW charges eligible first home buyers no stamp duty on a new or existing home up to $800,000, a concessional rate above $800,000 and below $1,000,000, and full duty above that (source: Revenue NSW). Where your price lands in that band changes the cash you need by tens of thousands.
Lender appetite for FHB Sydney is narrow
Not every lender accepts every first home scheme. Some require 2-year savings history; some accept guarantor structures; some are 5% Deposit Scheme panel lenders; some still write 95% LVR. Picking the lender, through a licensed broker, is the entire game for first home buyers in Sydney.
From renter to owner, four phases.
Position + scheme eligibility
Income, savings, deposit timeline, residency status. We map which Sydney/NSW schemes you qualify for and which combination delivers best outcome.
Finance through a licensed broker
We refer you to a licensed broker in our network, who picks a lender that accepts your scheme and property type. EWC takes no commission on your loan.
Find the property
Optional Sydney buyers agent support. Or you shop with pre-approval in hand. We ensure contracts include cooling-off, finance condition, building/pest rights.
Settle + 12-month review
Conveyancing, settlement, key handover. 12-month review to reassess structure as life stabilises (rate moves, income changes, family planning).
Six schemes worth knowing.
Some stack with each other. Some don't. We confirm eligibility + best combination for your specific position.
Australian Government 5% Deposit Scheme
5% deposit with no lenders mortgage insurance. No income caps and unlimited places since 1 October 2025. Price cap $1,500,000 in Sydney and the NSW regional centres, $800,000 in the rest of NSW (source: Housing Australia).
Stamp duty exemption and concession (NSW)
No duty on a new or existing home up to $800,000, a concessional rate above $800,000 and below $1,000,000, nothing above that, for contracts from 1 July 2023 (source: Revenue NSW). Most Sydney first home purchases fall in the concession or full-duty band, so modelling matters.
First home vacant land exemption (NSW)
No duty on vacant land for your first home up to $350,000, and a concessional rate up to $450,000 (source: Revenue NSW).
First Home Owner Grant (NSW)
$10,000 toward a new home: a purchase price up to $600,000, or land plus a building contract up to $750,000. Move in within 12 months and live there for 12 months. Doesn't apply to established homes (source: Revenue NSW).
First Home Super Saver Scheme (FHSSS)
Release up to $50,000 of your own voluntary super contributions toward a deposit, counting up to $15,000 from any one year (source: ATO). Effective if you contribute via salary sacrifice (tax savings). Release takes about 3 to 4 weeks; plan timing carefully.
Family guarantor loan
Parent's property equity used as additional security. Removes LMI, can let you in with 5% or even zero deposit. Risk to family member is real, we walk through the scenarios before recommending.
Scheme details from Revenue NSW, Housing Australia and the ATO, checked November 2026. Thresholds change periodically; we confirm current values at engagement.
What Sydney first-buyers ask us most.
What's the cheapest way to buy a first home in Sydney?
Depends on your income and savings. The 5% Deposit Scheme (5% deposit, no LMI) is usually the lowest cash outlay. Since 1 October 2025 it has no income caps, and the Sydney price cap is $1,500,000 (source: Housing Australia). With the NSW stamp duty exemption up to $800K, total upfront can be as low as the 5% deposit plus about $3K in legal and inspection costs. For new homes, the $10K NSW grant stacks on top.
Can I still choose annual property tax instead of stamp duty?
No. First Home Buyer Choice closed to new buyers on 1 July 2023. Buyers who opted in before then keep paying property tax; everyone buying since uses the stamp duty exemption and concession (source: Revenue NSW).
Can my parents help with the deposit through a guarantor loan?
Yes. They put up equity in their property as additional security. Removes LMI requirement, can let you in with 5% or even zero deposit. Risk: if you default, their property is exposed. We walk through guarantee period, exit timing, and parental risk before recommending.
How much do I need saved before approaching you?
Honest answer: it depends. Under the 5% Deposit Scheme the deposit is 5% of the price ($35K on a $700K home), plus legal and loan costs. Up to $800K there is no stamp duty; from $800K to $1M you pay concessional duty, so you need closer to $80K to $100K; above $1M, full duty applies and you need much more. We map this in the first call.
Will using my super for deposit (FHSSS) actually help?
It saves tax if you're a PAYG employee on more than $45K. Voluntary super contributions are taxed at 15% inside super instead of your marginal rate (30% or higher), and you withdraw the contributions plus deemed earnings for your deposit. Only $15K from any one year counts, so start early. Release takes about 3 to 4 weeks, so plan timing carefully.
Can my first Sydney home also be an investment property?
It has to be your home first. The grant, the stamp duty concession and the 5% Deposit Scheme all expect you to move in, usually within a year, and to stay for a set period (6 to 12 months depending on the scheme); breaking that can mean paying the benefit back. After that, many buyers keep their first home as an investment when they upgrade.
What if I'm self-employed?
More restrictive but doable. Some lenders accept 1 year of full tax returns; standard is 2 years. BAS-based income (low-doc) works at higher rates. 5% Deposit Scheme lenders still need the usual income evidence, which can be challenging for some self-employed structures.
Are there extra costs I should budget for?
Beyond deposit + stamp duty: building + pest inspection ($500 to $800), strata report if applicable ($300 to $500), conveyancing/solicitor ($1,500 to $2,500), mortgage registration + transfer fees ($300 to $500), moving costs, immediate furniture/whitegoods if first home. Budget 1.5 to 2% of purchase price for transactional costs.
Pair with finance + acquisition.
Buy your first Sydney home using every lever you qualify for.
Book a complimentary 15-minute Sydney FHB call. We will map your scheme eligibility and tell you honestly when you're ready.