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First home buyer help for teachers in 2026: every state's grants and stamp duty breaks

First home buyer schemes for Australian teachers in 2026: the 5% Deposit Scheme, each state's grant and stamp duty concession, and what a teacher can afford.

✓ By the TeacherPay AU Editorial Team · fact-checked against official sources Updated 17 October 2026 9 min read
On this page (9 sections)
  1. The 5% Deposit Scheme (formerly the Home Guarantee Scheme)
  2. Stamp duty and first home grants by state
  3. Worked example: a NSW teacher buying a $750,000 apartment
  4. Worked example: a QLD graduate building a new home
  5. Saving your deposit inside super: the First Home Super Saver Scheme
  6. Teacher-specific help: rural and remote
  7. Traps for teacher home buyers
  8. Your first home checklist
  9. FAQs

The short answer

There's no national scheme just for teachers, but you can use every first home buyer scheme. The biggest is the federal 5% Deposit Scheme: buy with a 5% deposit and no lenders mortgage insurance, with no income cap since 1 October 2025. Each state adds a stamp duty exemption or concession, and most pay a grant on new homes.

  • Stamp duty savings can be worth tens of thousands. In NSW there's no transfer duty on a first home up to $800,000.
  • First home grants mostly apply to new homes only: $10,000 in NSW, VIC and WA, $15,000 in SA, $20,000 in TAS, $30,000 in QLD and $50,000 in the NT.
  • The First Home Super Saver Scheme lets you save up to $50,000 of deposit inside super, taxed at concessional rates.
  • NSW teachers at rural and remote incentive schools may get up to $10,000 in stamp duty relief from the Department of Education.

The 5% Deposit Scheme (formerly the Home Guarantee Scheme)

The Australian Government's 5% Deposit Scheme, run by Housing Australia, guarantees part of your loan so the lender doesn't charge lenders mortgage insurance (LMI), even though you've only got a 5% deposit. LMI on a large loan with a small deposit can cost many thousands of dollars, so this is often the single biggest saving for a first home buyer.

  • Deposit: at least 5% for first home buyers, or 2% for single parents and legal guardians.
  • Income caps: none. They were removed from 1 October 2025, along with the limit on places and the waiting list.
  • Property price caps: these still apply and vary by location. Since October 2025 they've been reported as $1.5 million in Sydney, $950,000 in Melbourne and $1 million in Brisbane. Check the cap for the exact location with the scheme's online tool.
  • How to apply: only through a participating lender, as part of your home loan application. You can't apply to Housing Australia directly.
  • Timing: once pre-approved, you have 90 days to find a home and sign a contract.
  • Ongoing: you must live in the home as an owner-occupier.

A guarantee isn't free money. You're still borrowing 95% of the price, so you pay more interest than with a 20% deposit, and your repayments are higher. The scheme helps you get in sooner. It doesn't make a home cheaper to own.

Work out your take-home pay

⚙Your details

Salary

100% full-time

Show results

Take-home pay fortnightly

$2,794

From $92,882 a year · New South Wales · effective tax rate 21.8%

Gross pay

$3,572

Income tax

$707

After the low income tax offset

Medicare levy

$71

Employer super

$429

12.0% paid on top

Where each dollar goes

  • Take-home$72,640 (78%)
  • Income tax$18,385 (20%)
  • Medicare levy$1,858 (2%)
  • HECS-HELP$0 (0%)
  • Salary sacrifice & packaging$0 (0%)
PeriodGrossTax + MedicareSuper (employer)Take-home
Annually$92,882$20,242$11,146$72,640
Monthly$7,740$1,687$929$6,053
Fortnightly$3,572$779$429$2,794
Weekly$1,786$389$214$1,397

What your payslip should show

PAYG withheld each fortnight should be about $780 (ATO Scale 2, tax-free threshold claimed). Small differences come from rounding and 27-pay years. Your marginal rate is 32% including Medicare, so each extra $1,000 of salary adds about $680 to take-home.

Estimates for an Australian resident for 2026–27 who claims the tax-free threshold, with no other income, no dependants and private hospital cover not required. Medicare levy uses the 2025–26 low-income thresholds (2026–27 not yet published). Pay data: Crown Employees (Teachers in Schools and Related Employees) Salaries and Conditions Award 2024, verified 16 October 2026.

Stamp duty and first home grants by state

First home buyer concessions by state, as checked 17 October 2026
StateStamp duty (transfer duty) helpFirst home grantMain conditions
NSWNo duty up to $800,000; concession up to $1 million. Vacant land: none up to $350,000, concession to $450,000$10,000 for a new home up to $600,000, or land and build up to $750,000Move in within 12 months of settlement and live there 12 continuous months
VICNo duty up to $600,000; concession from $600,001 to $750,000$10,000 for a new home valued up to $750,000Live there 12 continuous months, starting within 12 months of settlement
QLDNew homes and vacant land: full concession, no price cap (from 1 May 2025). Established homes: no duty up to $700,000, reduced up to $800,000$30,000 for a new home under $750,000 (contracts from 20 November 2023)Move in within 1 year. From 1 August 2026, duty concessions need citizenship or permanent residency
WAReported as: no duty up to $500,000 and reduced up to $700,000 in Perth and Peel ($750,000 elsewhere), for transactions from 21 March 2025$10,000 for a new home (price caps apply)Must be your principal place of residence
SAReported as: full exemption on new homes and vacant land with no price cap (contracts from 6 June 2024). No relief for established homesReported as $15,000 for a new home, with no price capCheck RevenueSA; we couldn't read its pages directly
TASThe established-home exemption (up to $750,000) ended for settlements after 30 June 2026$20,000 for a new home, transactions from 1 July 2026 to 1 July 2027Grant transaction must complete within 24 months
ACTHome Buyer Concession Scheme. Reported as no income threshold for transactions from 1 July 2026No general grant on established homes (check ACT Revenue)Prior-ownership and residence rules still apply
NTCheck the Territory Revenue OfficeHomeGrown Territory Grant: $50,000 to build or buy a new home, contracts to 30 September 2027 (reported). The $10,000 established-home grant ended 30 September 2025Live in the home for at least 12 months

"Reported as" means we couldn't read the official page directly (some revenue offices block automated checks) and relied on summaries quoting it. Thresholds use the dutiable value or contract price. Grants generally need at least one buyer to be an Australian citizen or permanent resident, all buyers 18 or over, and no previous home ownership.

Worked example: a NSW teacher buying a $750,000 apartment

Here's what the schemes do for a NSW teacher on Step 3 ($104,156 from 9 October 2026) buying an existing $750,000 apartment in Sydney with the 5% Deposit Scheme. The interest rate is an illustration, not a quote. Check current rates with lenders.

Worked example

NSW Step 3 teacher, $750,000 existing apartment, 5% deposit

Deposit (5%)
$37,500
Transfer duty (First Home Buyers Assistance Scheme, under $800,000)
$0
LMI (5% Deposit Scheme)
$0
Loan
$712,500
Repayments at an illustrative 6% over 30 years
about $4,272 a month
Take-home pay, single (no HELP)
$6,692 a month
Take-home pay, couple both on Step 3 (no HELP)
$13,384 a month
Repayments as a share of take-home about 64% single, 32% as a couple

Take-home from our 2026–27 tax engine. Lenders test repayments at a rate at least 3 percentage points higher (about $5,733 a month at 9%), so a single Step 3 teacher is unlikely to be approved for this loan alone. Budget for conveyancing, inspections and moving costs too.

The lesson: for a single teacher in Sydney or Melbourne, the schemes solve the deposit problem but not the repayment problem. As a couple, or in a cheaper market, they can bring purchase forward by years. See can teachers afford Sydney? and teacher home loans for how lenders assess teacher pay.

Free calculator

Teacher borrowing power calculator

Enter your state, step, FTE, HELP and expenses to estimate what a lender may lend, tested at a higher rate.

Check my borrowing power

Worked example: a QLD graduate building a new home

Queensland is currently one of the most generous states for buyers of new homes. Take a QLD graduate teacher on $90,164 buying a new house and land package for $700,000.

Worked example

QLD graduate, new $700,000 home, contract signed in 2026

First home owner grant (new home under $750,000)
+$30,000
Transfer duty (first home, new home: full concession)
$0
Minimum deposit with the 5% Deposit Scheme
$35,000
Take-home pay with HELP
$5,641 a month
What the grant does Covers most of a 5% deposit

Check whether your lender lets you count the grant toward the deposit, and when it's paid (usually at settlement or first progress payment). Price cap of $750,000 includes land and any contract variations.

Saving your deposit inside super: the First Home Super Saver Scheme

The First Home Super Saver Scheme (FHSS) lets you make voluntary contributions to super, including by salary sacrifice, and later withdraw them, plus deemed earnings, for a first home deposit. The limits are $15,000 of contributions a year and $50,000 in total. Your employer's 12% super doesn't count; only extra contributions do.

Worked example

NSW Step 3 teacher salary sacrificing $8,000 a year for the FHSS

Take-home pay with no sacrifice
$80,306 a year
Take-home pay sacrificing $8,000
$74,866 a year
Cost to your take-home pay
$5,440
Contribution into super (taxed 15% in the fund)
$8,000 ($6,800 after contributions tax)
Approximate gain over saving from net pay about $1,360 a year, before earnings

Take-home from our 2026–27 engine (no HELP). When you withdraw, the released amount is taxed at your marginal rate less a 30% offset. Salary sacrifice counts toward the $32,500 concessional cap with your employer's super. Teachers in defined benefit schemes should check how their scheme treats extra contributions.

The FHSS works best when you're at least a year or two from buying, because you have to apply to the ATO for a determination and release before you sign a contract (or within a set time after). Read the ATO's FHSS rules closely, and see salary sacrifice super for teachers.

Teacher-specific help: rural and remote

The one first home benefit that's genuinely teacher-only comes from employers, not revenue offices. The NSW Department of Education may pay a Stamp Duty Relief Payment of up to $10,000 to eligible teachers at rural and remote incentive schools. Other states' rural packages focus on subsidised housing, which makes saving faster rather than paying toward a purchase.

  • Check your eligibility before you exchange contracts, and keep your contract and duty receipts.
  • If you live in subsidised teacher housing, the savings can build a deposit quickly. Remember the 5% Deposit Scheme and most state concessions require you to live in the home you buy.
  • Buying in the town where you teach can be cheaper than the city, and the NSW payment can offset the duty if you're over a threshold.
  • See rural teaching incentives and NSW rural and remote teaching.

Traps for teacher home buyers

  1. Residence rules and transfers. Most concessions need you to move in within 12 months and stay 6 to 12 months. If you might be transferred or take a rural post, check what happens before you buy.
  2. Buying an investment first. Owning any property, including a rental, usually makes you ineligible for first home concessions later.
  3. Price caps include extras. QLD's grant cap includes land and contract variations. A small upgrade can push you over.
  4. Grant timing. Grants are often paid at settlement or first progress payment, so you may not be able to use them for your initial deposit.
  5. HELP and borrowing power. Your compulsory HELP repayment counts as a commitment. See HECS-HELP for teachers.
  6. Going part-time or on parental leave. Lenders ask about known changes. Build them into the loan size. See teacher parental leave.

Your first home checklist

  • Check your state's grant and duty concession on the revenue office site, and note any end dates
  • Check the 5% Deposit Scheme price cap for the suburb or town you're looking in
  • Get pre-approval from a participating lender if you're using the scheme
  • Decide whether the FHSS fits your timeline; apply for a determination before signing
  • Gather payslips, an employment letter and your HELP balance. See teacher home loans
  • Budget for conveyancing, building and pest inspection, insurance and moving
  • If you're a rural NSW teacher, check the Stamp Duty Relief Payment before you exchange
  • Speak to a licensed broker or lender; we don't recommend specific lenders or products

Frequently asked questions

Is there a first home buyer scheme for teachers?
Not a teacher-only national scheme. Teachers can use the same schemes as everyone else: the 5% Deposit Scheme, state stamp duty concessions, first home grants and the First Home Super Saver Scheme. NSW teachers at rural incentive schools may also get up to $10,000 in stamp duty relief from the Department of Education.
Can teachers buy a house with a 5% deposit?
Yes, if you qualify for the 5% Deposit Scheme and a participating lender approves the loan. Since 1 October 2025 there's no income cap, but property price caps apply, and you still need to pass the lender's serviceability test.
Do teachers get LMI waivers?
Some lenders advertise LMI waivers or discounts for teachers, but they aren't standard and conditions change. The 5% Deposit Scheme removes LMI for eligible first home buyers regardless of occupation.
How much stamp duty does a first home buyer pay in NSW?
None on a home up to $800,000 under the First Home Buyers Assistance Scheme, for contracts from 1 July 2023. A concession applies between $800,000 and $1 million. Above that, full duty applies.
What is the first home owner grant in 2026?
It depends on the state and applies mainly to new homes. As at October 2026: $10,000 in NSW, VIC and WA, a reported $15,000 in SA, $20,000 in Tasmania, $30,000 in Queensland and $50,000 in the NT under the HomeGrown Territory Grant.
Can I use the First Home Super Saver Scheme with salary sacrifice?
Yes. Salary sacrifice contributions count toward the FHSS, up to $15,000 a year and $50,000 in total. Your employer's compulsory 12% super doesn't count.
Can a casual relief teacher use first home buyer schemes?
Yes. The schemes don't depend on your employment type. The harder part is the loan: lenders usually want 6 to 12 months of casual history. See our teacher home loans guide.

Sources we checked · last verified 2026-10-17

  1. 1.Australian Government: 5% Deposit Scheme (firsthomebuyers.gov.au)
  2. 2.Housing Australia
  3. 3.Revenue NSW: First Home Buyers Assistance Scheme
  4. 4.NSW Government: First Home Owner (New Home) Grant
  5. 5.SRO Victoria: First home buyer duty exemption or concession
  6. 6.SRO Victoria: First Home Owner Grant
  7. 7.Queensland Revenue Office: First home owner grant eligibility
  8. 8.Queensland Revenue Office: Transfer duty concession rates
  9. 9.WA Government: First Home Owner Grant
  10. 10.WA Government: Duties fact sheet – first home owner rate
  11. 11.SRO Tasmania: First home buyers of established homes duty relief
  12. 12.Tasmania: First Home Owner Grant Amendment Act 2026
  13. 13.ACT Revenue Office: Home Buyer Concession Scheme
  14. 14.NT Government: HomeGrown Territory grants
  15. 15.NSW DoE: Teacher subsidies, allowances and bonuses

About this page

Written and fact-checked by the TeacherPay AU Editorial Team against the enterprise agreements, awards and official pages listed in the sources. It is general information, not personal financial, tax or legal advice. Spotted something out of date? Tell us and we'll fix it, usually within a day. See our editorial policy and how we calculate.

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