First Home Owner Grant (FHOG) State-by-State Eligibility Map 2026

Introduction: The FHOG Landscape in 2026

The First Home Owner Grant (FHOG) remains a pivotal piece of the Australian housing affordability puzzle. First introduced in 2000 to offset the impact of the Goods and Services Tax (GST) on home ownership, the FHOG is a national scheme administered and funded by each state and territory. Consequently, first home buyers encounter eight distinct sets of eligibility rules, grant amounts, and property price caps. For 2026, most jurisdictions are expected to maintain the broad architecture of their current schemes, though legislative sunsets and policy reviews mean that borrowers must verify the latest conditions with the relevant state revenue office before committing to a purchase.

This article maps the FHOG eligibility requirements state by state, providing a data‑rich reference for Australian mortgage borrowers and their advisers. All dollar figures, price caps, and date‑sensitive provisions are sourced directly from state revenue authorities as at mid‑2024, with commentary on anticipated 2026 positions where legislation or government announcements have signalled change. The article closes with a comparative table and practical application guidance.

Understanding the FHOG Framework

Although the FHOG is delivered through eight separate jurisdictions, a core set of principles applies nationally. The grant is universally restricted to first home buyers who have never owned residential property in Australia, either individually or jointly with a spouse or de facto partner. The purchased property must be a new dwelling—defined as a newly built home, a home purchased off the plan, or a substantially renovated existing home—and it must be occupied as the principal place of residence within a prescribed period (typically 12 months from settlement or completion of construction).

A small number of states also offer the grant for owner‑builders, though the construction must generally commence within 12 months of entering the building contract and be completed within 24 months. Every jurisdiction requires the home to be below a specified price cap, which varies dramatically. Some states index their cap to the median house price or adjust it periodically, while others have kept a fixed figure for several years. The following sections break down each state and territory’s scheme with updated 2024 figures and an assessment of what 2026 may hold.

New South Wales (NSW)

New South Wales offers a $10,000 FHOG for eligible first home buyers who purchase or build a newly constructed home. The NSW grant is subject to a property value cap of $750,000 for newly built houses, townhouses, apartments, and studio dwellings. For homes purchased off the plan, the cap is $750,000 based on the contract price. Owner‑builders are also eligible if the total value of the land and building works does not exceed $750,000. Full details are available from Revenue NSW.

Importantly, NSW complements the FHOG with a comprehensive stamp duty concession framework. Since 1 July 2023, first home buyers have the option of paying an annual property tax instead of stamp duty on homes up to $1.5 million, although this alternative is being phased out in favour of an expanded stamp duty exemption. From 1 July 2024, the exemption applies to new and existing homes valued up to $800,000, with a concessional rate for homes between $800,000 and $1,000,000. Buyers should model the combined benefit of the FHOG and the relevant stamp duty measure, as the effective saving can exceed $30,000 in some cases.

For 2026, there is no legislative sunset on the NSW FHOG, and the state government has signalled that it intends to retain the $10,000 grant. However, the property price cap has remained static since 2012. Given the appreciation in Sydney and regional property values, pressure is mounting for an increase. The 2026 landscape may see the cap adjusted to at least $800,000, but as of publication no draft legislation has been released.

Victoria (VIC)

Victoria provides a $10,000 FHOG to first home buyers who purchase or build a new home with a value up to $750,000. The State Revenue Office Victoria administers the grant and maintains an online eligibility checker. Unlike NSW, Victoria does not pay the grant for properties that exceed the $750,000 cap under any circumstances, and off‑the‑plan purchases are assessed by the contract price net of any incentives (though the eligible amount remains the contract price). Source: State Revenue Office Victoria.

Victoria’s FHOG is typically paired with a stamp duty exemption for first home buyers on new and existing homes valued up to $600,000, and a concession for homes between $600,001 and $750,000. For 2026, the FHOG is legislated with no expiry date, so the $10,000 grant is likely to endure. However, the $750,000 cap has been in place since 2013 and has not been adjusted for the significant price growth in Melbourne’s middle and outer suburbs. Industry bodies have called for a cap increase to at least $800,000 for metropolitan purchases and slightly lower for regional homes under a potential differentiated cap model. Any change would require legislative amendment, which historically takes 6–12 months. Borrowers buying in 2026 should plan for the current $750,000 ceiling unless a formal announcement is made.

Queensland (QLD)

Queensland’s FHOG is among the most generous in the country, offering a $30,000 grant to first home buyers who enter into a contract to purchase or build a new home by 30 June 2025. The property value must not exceed $750,000 (including land and building works). After 30 June 2025, the grant will revert to $15,000 unless the Queensland Government extends the higher amount. The administering body is the Queensland Office of State Revenue. The full conditions, including residency requirements and approved building contracts, are detailed on the Queensland Government FHOG page.

For 2026, the default position is a $15,000 grant. The Queensland Government typically reviews the uplift six to twelve months before expiry. Given the state’s strong population growth and the focus on housing supply, an extension of the $30,000 grant is plausible, but not guaranteed. First home buyers in Queensland planning to settle in early 2026 should budget for the lower $15,000 figure unless a confirmed extension is published on the Queensland Treasury website. In addition to the FHOG, Queensland offers a stamp duty concession for first homes valued up to $500,000, with a sliding scale up to $550,000.

Western Australia (WA), South Australia (SA), and Tasmania (TAS)

Western Australia provides a $10,000 FHOG for first home buyers purchasing or building a new residential property. The price cap varies by geography: $750,000 for properties south of the 26th parallel (which includes Perth and the populated south‑west) and $1,000,000 for properties north of the 26th parallel (the Kimberley, Pilbara, and parts of the Gascoyne). This differential reflects the higher construction costs in remote areas. The grant is administered by the Department of Finance, and conditions mirror the national standard—never previously owned, new home, principal residence within 12 months. See WA Department of Finance. There is no scheduled sunset, and the 2026 outlook is stable, though the state government periodically reviews the north‑of‑26 cap to ensure it remains fit for purpose.

South Australia’s FHOG stands at $15,000 for new homes with a market value of $575,000 or less. This cap is the lowest among the states with a population above one million. First home buyers must occupy the home within 12 months and the grant is not available for established dwellings unless they have undergone a substantial renovation. RevenueSA publishes detailed eligibility criteria and a list of acceptable evidence. The SA Government has not indicated any plan to alter the grant amount or the cap for 2026. Combined with the off‑the‑plan stamp duty concession (which can fully exempt stamp duty for contracts up to $650,000 for new apartments), the effective support remains meaningful but tightly targeted.

Tasmania’s FHOG is currently $30,000 for contracts entered into on or before 30 June 2024. From 1 July 2024, the grant reverted to $10,000. The TAS FHOG applies to newly built homes, off‑the‑plan units, and substantially renovated properties, with no upper property value cap—an unusual feature among the jurisdictions. The Tasmanian State Revenue Office (SRO Tasmania) does, however, require that the construction value of a new home be at least $100,000 to qualify. For 2026, the expected grant is $10,000, though Tasmania’s small market and the absence of a cap make it an interesting outlier. First home buyers in Tasmania should also explore the FHOG‑complementary stamp duty concession for properties valued up to $600,000.

Australian Capital Territory (ACT) and Northern Territory (NT)

The ACT does not operate a FHOG. Since 1 July 2019, the scheme was abolished and replaced with a broader Home Buyer Concession Scheme that provides full stamp duty concessions on new and existing homes for eligible buyers. The concession is means‑tested, with income thresholds based on the number of dependent children. While the ACT does not offer a cash grant, the stamp duty saving on a $600,000 property can exceed $12,000, effectively substituting for the FHOG. For 2026, the ACT Government will maintain the concession, with periodic adjustments to income limits. First home buyers should consult the ACT Revenue Office.

The Northern Territory provides a $10,000 FHOG for first home buyers who purchase or build a new home valued up to $750,000. In addition, the NT offers a further $12,000 household goods grant for eligible first home buyers, effectively making the total package $22,000 under the First Home Owner Discount and Home Renovation Grant frameworks. The NT Government’s FHOG page clarifies that both the FHOG and the additional grant are available for new homes, including off‑the‑plan, modular, and kit homes. The $750,000 cap applies only to the FHOG; the household goods grant is tied to a separate eligibility process. For 2026, no legislative change is anticipated, though the NT Government’s population strategy may introduce supplementary incentives.

2026 FHOG Comparison Table and Key Thresholds

The table below synthesises the critical FHOG parameters for each jurisdiction. All figures are sourced from the state and territory revenue offices as of 2024, with the 2026 outlook derived from published sunsets and ministerial statements.

State/Territory	Grant Amount	Property Price Cap (New Home)	Key Conditions for 2026
NSW	$10,000	$750,000	No sunset; cap may face pressure to rise.
VIC	$10,000	$750,000	No sunset; widely available.
QLD	$15,000 (default)	$750,000	$30,000 ends 30 June 2025 unless extended.
WA	$10,000	$750,000 south / $1,000,000 north of 26°S	No sunset; differential cap maintained.
SA	$15,000	$575,000	Tightest cap; no announced changes.
TAS	$10,000	No upper cap	Lower grant since 1 July 2024; no cap reviews expected.
ACT	$0 (replaced by stamp duty concession)	Not applicable	Home Buyer Concession Scheme only.
NT	$10,000 (+$12,000 potential household grant)	$750,000	Additional grant may alter effective total.

For 2026, the most significant variable is Queensland’s grant level. Lenders and mortgage brokers are already structuring pre‑approvals on the assumption of a $15,000 FHOG for contracts after June 2025. A state election due in late 2024 may lead to a mid‑cycle policy refresh, so borrowers should monitor the Queensland Treasury website. In South Australia, advocacy groups are lobbying for a cap increase to at least $600,000, but no bill has been tabled.

Applying for the FHOG and Common Pitfalls

The application process is broadly similar across states: the applicant (or their approved agent, usually a mortgage broker or solicitor) lodges the form via the relevant state revenue office. Most jurisdictions accept digital applications through online portals, with supporting evidence such as building contracts, statements, and proof of identity uploaded electronically. The grant is typically paid at settlement for off‑the‑plan purchases or at the first progress payment for construction loans. Banks frequently incorporate the expected grant into the lender’s loan approval assessment, treating it as an addition to the deposit.

Several pitfalls routinely disqualify applicants. First, any previous ownership of residential property in Australia—including inherited interests, a share in a deceased estate, or a tenancy‑in‑common interest in a family trust—renders the applicant ineligible. Second, the residency requirement must be strictly observed: failing to occupy the home within 12 months of completion (or 12 months from settlement for a completed new home) can trigger a clawback of the grant. Third, price caps are assessed on the total contract price, inclusive of any variations or upgrades that push the value above the threshold. Fourth, the definition of “new home” excludes relocatable dwellings and certain granny flat arrangements unless they meet the state’s specific substantial renovation test.

Borrowers should also be aware that the FHOG is not available for investment properties, holiday homes, or properties purchased through a company structure (unless a specific exemption applies). Each state revenue office publishes an approved participating financial institution list; the FHOG may only be paid through an institution that has a formal agency agreement with that office.

Finally, keep in mind that the FHOG interacts with other federal and state incentives. For example, the First Home Loan Deposit Scheme (now the Home Guarantee Scheme) allows a 5% deposit without lenders mortgage insurance; it can be used in conjunction with the FHOG, providing a significant funding stack. Coordinating these programs requires careful sequencing of applications, and early engagement with a licensed mortgage broker is the safest path.

Looking Ahead: 2026 and Beyond

While the FHOG mechanism is unlikely to be dismantled in the near term, its purchasing power has been steadily eroded by house price inflation. A $10,000 grant in 2012 represented a far larger proportion of a median‑priced home than it does today. Several states are reviewing their FHOG settings as part of broader housing supply packages. In 2026, first home buyers may see increased caps in NSW, a permanent $30,000 grant in Queensland if extended, and possibly a higher grant in South Australia if political momentum builds.

The enduring lesson is that the FHOG is state‑specific and date‑sensitive. Borrowers cannot rely on a single national comparison chart published in the media; they must consult the primary source—the relevant state revenue office—at the point of making an offer. This article captures the official position as of 2024, but readers should verify all thresholds, amounts, and application forms directly via the hyperlinked websites before committing to a property transaction.

Information only, not personal financial advice. Consult a licensed mortgage broker.