First Home Buyer in Australia as a Migrant: Complete 2026 Guide
Buying your first home is one of the most significant financial decisions you will make in Australia. As a migrant, the process is the same as for any buyer — with a layer of visa-specific rules layered on top.
This guide covers everything you need to know: what grants and concessions you can access, how much you need to save, what restrictions apply to your visa type, and how to navigate the process successfully.
Am I considered a “first home buyer” in Australia?
The first home buyer designation in Australia refers specifically to whether you have previously owned residential property in Australia. Prior ownership overseas does not disqualify you.
You are generally considered a first home buyer if:
- You have never owned or had a legal interest in residential property in Australia
- Any co-purchaser is also purchasing their first Australian home
This means recent migrants who previously owned homes in their home country can still access first home buyer benefits in Australia.
What benefits are available — and who qualifies?
1. First Home Owner Grant (FHOG)
A direct cash grant from state governments for eligible first home buyers of newly constructed homes.
Eligibility requirements:
- At least one applicant must be an Australian citizen or PR (most states)
- First time owning Australian residential property (all applicants)
- Property must be newly built or under construction (most states)
- Property within the state’s value cap
- Must occupy the property as primary residence for a minimum period (typically 12 months)
Grant amounts by state (2026):
| State | FHOG amount | New property cap |
|---|---|---|
| NSW | $10,000 | $600,000 |
| VIC | $10,000 | $750,000 |
| QLD | $30,000 | $750,000 |
| WA | $10,000 | N/A |
| SA | $15,000 | N/A |
| TAS | $30,000 | N/A |
| NT | $10,000 | N/A |
| ACT | Not applicable | N/A |
Temporary visa holders: In most states, you do not qualify if no applicant holds citizenship or PR. If your partner is a citizen or PR and you are purchasing jointly, your partner’s status satisfies the requirement.
2. First Home Guarantee (FHG) — Home Guarantee Scheme
The federal government scheme allowing eligible first home buyers to purchase with just 5% deposit and no LMI.
Eligibility:
- Australian citizen, PR, or NZ citizen (from 1 July 2023)
- First home buyer (never previously owned Australian property)
- Individual income below $125,000 p.a.; joint income below $200,000 p.a.
- Purchase price within state cap (NSW: $900,000; VIC: $800,000; QLD: $700,000; WA: $600,000)
- Applied through an approved lender with available scheme places
LMI saving: At 5% deposit on a $700,000 property (95% LVR), LMI would normally be approximately $22,000–$28,000. The HGS eliminates this cost.
Temporary visa holders: You do not qualify directly. If purchasing jointly with a citizen or PR partner, the joint application may qualify through their eligibility.
3. First home buyer stamp duty concessions
Most states offer either full exemption or significant reductions in stamp duty for eligible first home buyers.
| State | Full exemption threshold | Partial concession |
|---|---|---|
| NSW | Properties up to $800,000 (established) / lower for new | Up to $1,000,000 |
| VIC | New homes up to $600,000 | $600,001 – $750,000 |
| QLD | New homes up to $500,000; established to $550,000 | Graduated scale |
| WA | Up to $430,000 | $430,001 – $530,000 |
| ACT | Full concession via HBCS scheme up to $1,000,000 | N/A |
| SA | Full exemption (Off-the-plan) | N/A |
Who qualifies: PR holders and citizens qualify the same as any Australian. Temporary visa holders generally cannot access these concessions.
How much do you actually need to save?
The answer depends on your visa status and whether you are using any government schemes.
For PR holders / citizens
Scenario: $700,000 new apartment in Brisbane
| Path | Deposit needed | Additional costs | Total cash needed |
|---|---|---|---|
| 95% LVR + First Home Guarantee | $35,000 (5%) | ~$5,000 legal/misc (no LMI, FHOG offsets) | ~$40,000 |
| 90% LVR + LMI | $70,000 (10%) | ~$18,000 LMI + $10,000 misc | ~$98,000 |
| 80% LVR (no LMI) | $140,000 (20%) | ~$10,000 misc | ~$150,000 |
With FHOG ($30,000 in QLD) and HGS (5% deposit, no LMI), a first home buyer in Brisbane could potentially purchase with as little as $40,000 net out of pocket — with FHOG reducing the net cost further.
For temporary visa holders (e.g. 482 medium-term)
Scenario: $700,000 new apartment in Brisbane
| Path | Deposit needed | Additional costs | Total cash needed |
|---|---|---|---|
| 90% LVR (max for 482 medium-term) | $70,000 (10%) | $30,000 FIRB + $49,000 QLD surcharge + $17,325 stamp duty + $10,000 misc | ~$176,000 |
The difference between PR/citizen status and temporary visa status in this scenario is approximately $136,000 in total upfront costs — driven primarily by the foreign buyer surcharge and FIRB fee.
Step-by-step: buying your first home as a migrant in Australia
Step 1: Confirm your visa status and eligibility
Establish clearly:
- Which grants and concessions apply to you
- Whether you need FIRB (if temporary visa)
- What the maximum LVR is for your visa type
- What types of property you can purchase
Step 2: Calculate your full budget
Include all of:
- Purchase price target
- Stamp duty (standard + foreign surcharge if applicable)
- FIRB fee (if applicable)
- LMI (if LVR above 80% and not using HGS)
- Legal/conveyancing fees ($1,500–$3,000)
- Building inspection ($400–$800 for established homes)
- Moving costs, minor repairs, furnishing
The total cash required is typically 5–15% above the deposit alone.
Step 3: Get a borrowing power assessment
Before you start looking, know your ceiling. A broker can assess:
- How much you can borrow based on income and visa status
- Which lenders will accept your application
- What structure (joint vs. sole) maximises your position
Step 4: Arrange pre-approval
A conditional approval from a lender confirms your borrowing capacity and lets you act quickly when you find the right property.
Step 5: Research the market and find a property
Focus your search on:
- Property types you are eligible to purchase (new builds only if on temporary visa)
- Areas within your budget after all costs
- Properties that meet the state’s first home buyer scheme thresholds (if applicable)
Step 6: Make an offer — with the right conditions
Ensure your purchase contract includes:
- Finance condition (time to finalise loan approval)
- FIRB condition (if applicable — minimum 45–60 days)
- Building and pest inspection condition (for established homes)
Step 7: Finalise your loan and settlement
- Formal loan approval: 2–4 weeks
- FIRB approval: 30+ days (if required)
- Settlement: 30–90 days from exchange
Apply for FHOG through your state revenue office (your conveyancer often handles this as part of settlement).
Common mistakes first home buyers make
Mistake 1: Not accounting for all costs
Stamp duty, FIRB, foreign surcharge, LMI, legal fees — buyers routinely underestimate how much cash they need beyond the deposit.
Mistake 2: Applying to the wrong lenders
Temporary visa holders who apply to the major banks directly often face delays, declines, and unnecessary credit enquiries. Use a broker to identify the right lenders first.
Mistake 3: Not checking the foreign purchase ban
Buying an established home on a temporary visa is not possible under the 2025–2027 ban. Finding out after you have made an offer creates real problems.
Mistake 4: Missing scheme application deadlines
FHOG must be applied for within a specific timeframe (usually at or before settlement). The HGS has limited places — confirm availability before committing.
Mistake 5: Not reviewing the contract before signing
Always have a licensed conveyancer or solicitor review the purchase contract before you sign. Conditions protect you — the absence of them does not.
Frequently asked questions
Q: I owned property overseas before coming to Australia. Am I still a first home buyer?
Yes — Australian first home buyer rules look only at ownership of Australian property.
Q: My partner and I have different visa statuses. Can we still access first home buyer grants?
If your partner is a citizen or PR and you are on a temporary visa, you may access grants and concessions through your partner’s eligibility — provided both of you are first home buyers (have not previously owned Australian property).
Q: Is there any benefit to waiting until I get PR to buy my first home?
If you are close to PR (6–18 months away), the combined saving from avoided FIRB fees, foreign buyer surcharge, and access to HGS can be very significant — often $50,000–$150,000 depending on the property and state. Whether waiting makes financial sense also depends on expected property price movements.
Q: Can I live in the property and still access the First Home Guarantee?
Yes — the HGS is specifically designed for owner-occupiers. You must intend to live in the property, not use it as an investment.
Get a personalised first home buyer plan
Every first home buyer’s situation is different — especially when you are navigating visa status, limited lenders, and government scheme eligibility simultaneously.
At Arrivau, we specialise in guiding migrant first home buyers through this process. We can give you a clear picture of exactly what you can access, what it will cost, and the most efficient path to your first Australian home.
Book your free first home buyer assessment →
Last updated: May 2026. FHOG amounts, HGS eligibility, and stamp duty concessions are subject to change each financial year. Always confirm current terms with a licensed mortgage broker and your state revenue office.