The NSW First Home Owner Grant pays $10,000 towards an eligible new home. Transfer duty assistance is a separate scheme with different price caps. Check both before working out how much cash you need.
This guide covers the grant's property, ownership and residency rules, application steps, and how it differs from duty relief. Our NSW stamp duty guide covers transfer duty assistance.
Overview of the NSW first home buyers grant scheme
| Feature | Details & 2026 Limits |
| Cash Grant (FHOG) | $10,000 for new builds, off-the-plan, or major renos. |
| Stamp Duty (FHBAS) | $0 tax up to $800k; discounts up to $1M. |
| Residency Rule | Must live in the home for 12 continuous months. |
| Grant Price Caps | Max $600k (finished home) or $750k (land + build). |
| Minimum Deposit | As little as 5% via the Home Guarantee Scheme. |
| Income Limits | None for the NSW grant or the 5% Deposit Scheme. Help to Buy has income limits. |
| Previous property ownership | You may still qualify if you owned an investment you never lived in. |
Am I eligible for the first home owners grant in NSW?
As experienced mortgage brokers, we always double-check these key eligibility rules with first-time buyers. Here are the official qualifying criteria from Revenue NSW to be eligible:
Strict first home buyer rules
The FHOG is strictly limited to genuine first-time buyers who are defined as follows:
- You or your partner have not previously owned residential property in Australia before July 2000
- You have never received a First Home Owner Grant in Australia previously
- Acting as private owner-occupiers, not buying as a company or trust
What if I owned a home after july 2000?
Previous property ownership after 1 July 2000 excludes you only if you lived in that property for a continuous period of 6 months or more. If you owned a property (such as an investment or an inheritance) but never lived in it, or lived in it for less than 6 continuous months, you may still be eligible for the grant on your next purchase.
Property requirements
- New properties only : houses, townhouses and apartments, including those under construction, that haven't been lived in.
- If substantially renovated, the home cannot have been occupied since work was completed.
- Total property value caps: $600,000 for homes (newly built or substantially renovated), $750,000 for vacant land plus construction costs
The total purchase price is key for finished properties, while the combined land plus estimated build expense applies if constructing a home from scratch.
Residency rules after purchasing
- You must move into the home within 12 months of settlement, or within 12 months of completing construction if you are building.
- For contracts signed on or after 1 July 2023, you must live there as your principal place of residence for at least 12 continuous months.
For contracts signed before 1 July 2023, the minimum occupancy period is 6 continuous months. If your circumstances change and you cannot meet the residency requirement, contact Revenue NSW immediately. Moving out for work does not automatically exempt you.
Source: Revenue NSW: First Home Owner (New Homes) Grant, checked 29 September 2026.
What about australian defence force personnel?
Australian Defence Force members may qualify for an exemption from the residency requirement if all buyers are on the NSW electoral roll. Check your eligibility with Revenue NSW before relying on the exemption.
Given the eligibility guidelines are quite strict, we suggest that first home buyers in NSW check if they qualify before going too far down the home loan process.
The best way is to talk to an expert for advice aligned to your exact circumstances.
The "investment first" strategy: can you still get the grant?
Many buyers think they lose their first home benefits if they own an investment property. This is a common myth. In fact, you might still qualify for the $10,000 First Home Owners Grant (FHOG) in NSW.
The key depends on how you used that property. If you bought an investment but never lived there, your "first home" status remains intact.
How the "never lived in it" rule works
Revenue NSW looks at your residency history, not just your name on a title. You are likely still eligible for the grant if:
- You bought the investment property after 1 July 2000.
- You have never resided in that property for any period.
- You have not lived in any other residential property you owned.
Keep in mind this only protects the $10,000 grant. The First Home Buyers Assistance Scheme requires that you and your partner have never owned residential property in Australia, so an earlier investment property usually means paying full transfer duty on your first home.
Essential proof of non-occupancy
You must prove to the government that the property was strictly an investment. Revenue NSW is very thorough with their audits. You will need to provide a solid paper trail.
Prepare these documents to support your application:
- Residential Tenancy Agreements: These show someone else was living in the home.
- Tax Returns: Your records should show rental income declared to the ATO.
- Utility Bills: Evidence that accounts were in a tenant's name.
- Land Tax Assessments: Proof that the property was registered as an investment.
Avoid costly eligibility mistakes
Don't guess your eligibility. If you lived in your previous investment property for a continuous period of 6 months or more, you lose the grant. This rule applies to any residential property previously owned by you or your partner anywhere in Australia.
We see many buyers miss out because of poor record-keeping. Always keep your lease contracts and tax records safe. These documents are your ticket to that $10,000 boost.
Expert Tip: Revenue NSW uses data-matching with the ATO and utility providers. Always ensure your residency claims match your official tax records.
Buying from family: can you still get the first home buyers grant NSW?
Can you buy a home from your parents or siblings and still get the $10,000 grant? The short answer is yes. However, Revenue NSW looks closely at these "related party" transactions. They want to ensure the deal is fair and not just a way to claim tax benefits.
Related-party purchase requirements
For a related-party purchase, ask Revenue NSW which evidence it needs to assess the transaction and property value. The home and buyers must still meet all grant conditions.
Revenue NSW asks for evidence of the consideration paid and the total property value in a related-party sale. Ask it to confirm how your proposed transaction will be assessed before relying on the grant.
Why a full valuation matters
Ask Revenue NSW what valuation evidence it requires for your related-party purchase, and check separately what your lender needs.
The valuation evidence helps establish the property value for assessment. Your lender will make its own assessment of the property and purchase arrangement.
Evidence you will need
To get your grant approved, you must provide a clear paper trail. Revenue NSW needs proof that the sale is genuine.
Make sure you have these documents ready:
- Proof of Payment: Bank statements showing the full deposit and final balance being paid.
- Formal Transfer of Land: A legal document showing the title moving into your name.
- Contract for Sale: A standard contract signed by both you and the family member.
- Valuation Report: A report from a certified valuer (not just a real estate agent's estimate).
Managing "family pledges" and gifts
Many family sales involve a "gifted deposit" or a "family pledge." This is perfectly legal, but you must document it correctly.
A "Statutory Declaration" is often required. This document confirms the money is a gift, not a loan you must repay. Proper paperwork ensures your NSW First Home Buyers Grant application stays on track.
Expert Tip: Talk to your mortgage broker early. Family sales involve complex tax and legal rules. Getting expert advice now prevents a massive headache at settlement.
What types of properties qualify for the NSW first home owners grant?
In our experience, you must double-check that your property meets Government criteria. We suggest doing this before you sign any contracts. Key property requirements under the current scheme rules include:
Brand new homes
This covers properties never lived in before. It includes homes under construction or newly finished. Common examples for first-time buyers include:
- House-and-land packages
- Apartments purchased off the plan
Check the completion deadline that applies to your transaction with Revenue NSW or your approved agent. A new home must also meet the value, ownership and residency rules; completion alone does not secure the grant.
Substantial renovations
To qualify under this category, specific guidelines generally apply:
- Most of the original home must be rebuilt or replaced.
- The current sale must be the first since work finished.
- The property must be unoccupied since completion.
These rules stop investors from claiming the grant after minor cosmetic fixes. Always check your renovation evidence with a solicitor or conveyancer.
Knockdown rebuild projects
Demolishing an old house to build a new one also qualifies. The home becomes a completely new property in the eyes of Revenue NSW. Consequently, the same residency and value caps apply to these projects.
Property value thresholds: grant vs. stamp duty
Understanding the price caps is vital for your budget. In 2026, the limits for the cash grant differ from the stamp duty savings. While the grant helps with costs, the stamp duty exemption often saves you much more money.
The $10,000 cash grant (FHOG)
To receive the cash grant, your property must stay under these strict value caps:
- Purchased New Homes: Up to $600,000.
- House and Land Packages: Up to $750,000 (combined land and build cost).
Stamp Duty Exemptions (FHBAS)
The First Home Buyers Assistance Scheme (FHBAS) has much higher limits. This scheme applies to both new and existing homes. Because the thresholds are higher, you might save on tax even if you miss the cash grant.
| Property Type | Full Exemption ($0 Duty) | Concessional Rate (Discount) |
| New or Existing Homes | Up to $800,000 | $800,000 to $1,000,000 |
| Vacant Land | Up to $350,000 | $350,000 to $450,000 |
For example, an eligible $650,000 new-home purchase is above the $600,000 cash grant cap but may qualify for a full transfer duty exemption. The general-rate duty at 2026/27 rates would be $23,437; check all assistance conditions before budgeting for a saving.
Carefully review these price caps before signing your contract. Even being $1 over the limit can lead to a rejection. Reach out to our team to confirm which benefits apply to your specific purchase price.
Check to see if you are eligible for a home loan
Case study: Sarah's $11,000 build decision
Sarah was a 29-year-old registered nurse who had moved to the Hunter region to work at the new Maitland Hospital. She was single and living with her parents in Newcastle to save for a deposit.
She wanted a new home in Lochinvar.
Sarah's land and build budget
Sarah found a 500 sqm block for $350,000 and chose a four-bedroom design with a major NSW builder. The initial build quote was $390,000. A Hamptons-style facade upgrade and extra site costs for land levelling brought the construction contract to $410,000.
The two schemes have different caps
- Combined land and build value: $760,000.
- Cash grant: this exceeds the $750,000 house-and-land cap, so the $10,000 grant is unavailable at that value.
- Transfer duty assistance: $350,000 vacant land is within the full exemption threshold, if all other FHBAS eligibility conditions are met.
- At 2026/27 general rates, transfer duty on $350,000 would be $10,307. An eligible full exemption saves that amount.
What Sarah discussed with our team
After talking with our team, Sarah realised that removing the $11,000 facade upgrade would bring the build cost down to $399,000 and the combined land and build value to $749,000. That would put the purchase below the $750,000 grant cap.
That change could preserve eligibility for the $10,000 grant alongside the land duty exemption. Sarah still needed to check the final contracts, value rules and all other conditions before including either benefit in her budget.
What to check before signing
Sarah's decision shows why you need the final land and building figures before signing. Check grant eligibility and duty assistance separately. The duty figure above uses Revenue NSW's 2026/27 rates; it isn't a record of the duty saved at the time of Sarah's purchase.
How does the application process for the NSW first home buyers grant work?
There are two application routes. Confirm when the grant will be paid before including it in funds due at settlement.
Here is an overview of submitting your First Home Owners Grant application with Revenue NSW.
Option 1: apply through your lender (an approved agent)
Major banks and financial providers can assist directly with forms and documents. Approved agents listed here lodge applications on your behalf.
Key steps usually involve:
- Discussing eligibility for the First Home Owners Grant with your mortgage broker or lender
- Getting pre-approval so they can manage the $10K grant at settlement
- Signing the application form with your lender
- The bank submits the completed application + ID documents to NSW Revenue
Liaising through an established financial provider can really simplify getting approval. The grant is then usually paid at settlement as part of your purchase funds.
Option 2 - apply yourself directly to NSW revenue
You can also access funds directly by applying online with NSW Revenue once the property becomes legally yours.
Step-by-step, this self-managed approach involves:
- Settling on your property purchase and becoming a registered owner
- Collating identity and purchase documents
- Creating a MyRevenueNSW account
- Completing the First Home Owners Grant application
- Uploading your supporting documents like contracts of sale and identification
- Receiving grant approval and payment details from Revenue NSW
You must lodge your application within 12 months of settlement, or within 12 months of the home being completed if you're building. Don't let this deadline slip.
Whether you apply directly or through an agent, providing complete, accurate information is crucial for fast assessment and payment.
What paperwork and documents are required?
Revenue NSW uses a strict "Four Category" Identity System. You must provide one document from each group. Missing just one category will cause a delay or rejection.
Category 1: evidence of birth or citizenship
- Australian Birth Certificate, or
- Current Australian Passport.
Category 2: evidence of photo identity
- Current Australian Driver's License, or
- Proof of Age card.
Category 3: evidence of identity in the community
- Medicare Card, or
- Tertiary Education ID card.
Category 4: evidence of current residential address
- Utility bills (Gas, Electricity, or Water), or
- Council rates notice.
Pro tip: Were you born overseas? You must provide a copy of your foreign passport. This applies even if you are now an Australian citizen. This is a common bottleneck that slows down many applications.
Evidence of property purchase
Beyond your ID, you need to prove the transaction is real. Keep these documents ready:
- A signed Contract for Sale.
- Title deeds showing your name.
- Bank records showing your deposit payment.
- For new builds, provide the final "as-built" property valuation.
Complete, accurate documents help avoid delays. Confirm the current assessment and payment timing with Revenue NSW or your approved agent.
6 Key tips for fast approval on your first home buyers grant application
These checks can help you lodge a complete application:
1. Double Check Eligibility First
Have all intended property owners confirm they meet the criteria before getting too far along with paperwork or deposits.
2. Gather a Complete Paper Trail
Collate the purchase, identity and financial documents requested by Revenue NSW or your approved agent.
3. Certify Supporting Documents Upfront
Getting copies certified by a JP or professional avoids delays in confirming identities down the track.
4. Lodge Forms Within 12 Months of Settlement
Revenue NSW requires applications within 12 months of settlement or completion of the build, so lodge early.
5. Keep All Related Documents Handy
Having previous correspondence, reference codes, and other paperwork close by helps if the agency has queries about your application.
6. Seek Help From Your Lender or Broker
We regularly handle applications, so talk to us for guidance or to manage submissions on your behalf.
Keep in touch with Revenue NSW or your approved agent if they request more information, and confirm when the grant can be paid.
What happens if your grant application is denied?
Read the reasons for the decision first. Missing evidence and failure to meet a substantive eligibility rule require different responses.
Common reasons for rejection
Check the decision against the eligibility rules and documents you supplied.
- Value cap breaches: A purchased new home must be $600,000 or less. For an eligible house-and-land package, the combined land and build cap is $750,000. Check which cap applies before signing.
- Missing Identity Documents: You must provide one document from each of the four categories (e.g., Passport, License, Medicare, and a Utility Bill).
- The Overseas Trap: If you were born overseas, you must provide your foreign passport copy. This applies even if you are now an Australian citizen.
- Previous ownership: disclose your and your partner's property history accurately. Check Revenue NSW's ownership and occupancy tests before assuming you qualify.
The 60-day window: how to object
If your application is denied and you believe the decision is wrong, you have rights. You can lodge an "Objection to Assessment" with the Chief Commissioner of State Revenue.
You must act fast. You have exactly 60 days from the date of the decision to lodge your objection in writing. If you miss this window, it is very difficult to get a review.
How to lodge a strong objection
An objection is a formal legal process. It is not enough to say the decision is "unfair." You must prove that the decision was factually or legally incorrect.
Prepare the objection with:
- Use the right form: For an objection about a first home buyer grant or the First Home Buyers Assistance Scheme stamp duty concession, use the First Home Benefits objection form linked from Revenue NSW’s objections and reviews page. OSR 027A is the general duties objection form, not the grant objection form.
- State Your Grounds: Clearly explain why you meet the rules. Use simple, direct language.
- Attach New Evidence: If you were rejected for a missing document, include it now.
- Pay the Tax First: To avoid interest charges while you wait, it is often best to pay any owed duty upfront. You will be refunded if you win.
What to expect next
Revenue NSW's review process considers the decision and the evidence you provide. Keep a copy of the objection and any correspondence.
Check your email for any request for further information, and follow up with Revenue NSW or your approved agent about your application.
Would you like to learn about your situation?
Are there special conditions after receiving your first home buyers grant in NSW?
Buying your first home in NSW comes with specific rules you must follow. These rules ensure the $10,000 grant goes to genuine homeowners, not investors. You must understand the "usage rules" to avoid heavy penalties or having to pay the money back.
The 12-month residency rule
For contracts signed on or after 1 July 2023, you must live in the home as your principal place of residence for at least 12 continuous months. The 6 continuous month requirement applies to contracts signed before that date.
You must move into the property within 12 months of settlement. For new builds, this means 12 months from the date construction is finished. Once you move in, you cannot rent the home out until you have stayed for a full year.
A practical example for 2026 buyers
For a settlement on 1 January 2026, an example using the latest permitted move-in date is:
- Settlement Date: January 1, 2026.
- Deadline to Move In: January 1, 2027.
- Eligibility Satisfied: January 1, 2028 (after 12 continuous months of living there).
If you move out even one month early, you may lose your eligibility. Revenue NSW uses data-matching to verify that you are actually living in the property.
What if your plans change?
If work or family circumstances prevent you meeting the occupancy requirement, contact Revenue NSW promptly.
Depending on your situation, they may allow you to delay your move-in date. In other cases, you might have to repay the grant funds. Being honest and proactive is the best way to avoid further penalties.
Fines for non-compliance
Ignoring these rules is a serious matter. Actively avoiding the residency requirements can lead to hefty fines of up to $11,000. Revenue NSW takes these obligations seriously, even long after you receive the payment.
Expert Tip: Keep copies of your utility bills and bank statements from your first year. These act as proof of residency if the government ever audits your application.
Are there other first home buyer benefits in NSW?
Other assistance may reduce your cash contribution or duty, but each program has separate eligibility and application rules.
Stamp duty exemptions (FHBAS)
FHBAS can exempt or reduce transfer duty for eligible purchases. It applies to new and existing homes as well as qualifying vacant land.
For properties up to $800,000, you pay zero stamp duty. This is a full exemption. If your home is between $800,000 and $1,000,000, you pay a lower, concessional rate.
Grant vs. stamp duty: the 2026 numbers
It is vital to understand the difference between the Grant and the Assistance Scheme. The Grant gives you cash for new builds. The Assistance Scheme saves you tax on both new and existing homes.
| Benefit Type | Max Property Value | Max Saving in 2026 |
|---|---|---|
| First Home Owners Grant | $600,000 (New Home) | $10,000 (Cash) |
| First Home Buyers Assistance Scheme (Stamp Duty Exemption) | $800,000 (New/Existing) | Full Exemption (No Transfer Duty) |
First home guarantee (5% deposit)
The Australian Government 5% Deposit Scheme can help eligible buyers purchase with a deposit as low as 5%, without LMI. The lender still assesses loan affordability and the property.
The government guarantees up to 15% of the property value to your lender. This means you avoid paying Lenders Mortgage Insurance (LMI). Since 1 October 2025, there are no income limits or caps on the number of places, and the price cap is $1.5 million in Sydney and NSW regional centres. To see what that buys, compare areas in our best suburbs in Sydney guide.
Shared equity (Help to Buy)
The Help to Buy scheme is a newer option for 2026. The government acts as a "buying partner" with you. They contribute up to 40% for new homes or 30% for existing ones.
Help to Buy can reduce the loan required by sharing ownership with the government. The minimum deposit is 2%, subject to eligibility and lender approval. Check the resale, refinancing and government-share repayment conditions before applying.
You may be able to use a deposit scheme and a duty exemption together. Check the rules of every program rather than assuming all benefits can be combined.
Send us your purchase price, property type and deposit. We can check the loan options and which assistance needs a separate eligibility assessment.
First home buyers grant NSW faqs
Next steps for first home buyers in NSW
Before signing, check the property's final value, your ownership history and the occupancy requirement.
We can help you check finance and the grant's expected payment timing. Revenue NSW or your approved agent makes the grant assessment.
If you want to get started, please give us a call on 1300 088 065 or book a free assessment online to see how we can help.
Our team of home loan experts is here to help you buy a home in NSW
This article contains general information only. Speak to a professional for advice tailored to your circumstances. Check Revenue NSW for the latest program rules.