Major Changes to the First Home Buyers Guarantee – What It Means for NSW Buyers

From 1 October 2025, the Federal Government will expand the First Home Buyers Guarantee (FHBG) in a way that is expected to reshape the pathway into home ownership for thousands of Australians. These reforms are particularly significant for prospective buyers in New South Wales, where property prices often place ownership out of reach.
Below we set out what has changed, why it matters, and an example of how the Guarantee can work in practice.
What Has Changed?
The FHBG has been part of the national Home Guarantee Scheme, designed to help first-time buyers purchase with a smaller deposit. Until now, eligibility was restricted by income limits and a capped number of places each year.
The new legislation makes several important changes:
- Universal access – no more income caps and no limits on the number of applicants.
- Reduced deposit requirement – buyers need only a 5% deposit, with the Commonwealth guaranteeing up to 15% of the loan.
- No Lenders Mortgage Insurance (LMI) – banks are willing to lend up to 95% without LMI because of the government guarantee.
- Higher property price caps in NSW:
- Sydney and regional centres: increased from $900,000 to $1,500,000
- Other NSW areas: increased from $750,000 to $800,000
Benefits for Buyers
These reforms open the door for more people to purchase their first home, and to do so sooner.
- Faster entry into the market – Saving a 20% deposit can take many years. With a 5% deposit, buyers can enter the market much earlier.
- Significant cost savings – LMI is no longer payable, which can save buyers tens of thousands of dollars.
- Access to more properties – Higher price caps mean the Guarantee now applies to homes in more realistic price ranges for NSW.
- Greater inclusivity – By removing income thresholds and caps on places, the scheme is available to a much broader group of buyers, including those in high-cost markets such as Sydney.
Example: How It Works
Scenario:
- Property price: $1,200,000 (within Sydney price cap)
- Buyer’s deposit (5%): $60,000
- Government guarantee (15%): $180,000
- Loan amount: $1,140,000 (95% of purchase price)
- LMI payable: $0
Without the Guarantee, the buyer would ordinarily need a deposit of $240,000 to avoid LMI. Under the new FHBG, the buyer can purchase with just $60,000 upfront – saving both time and money.
What Clients Should Keep in Mind
While the changes are very positive for first-time buyers, there are also broader considerations:
Some economists warn the reforms could increase property prices if supply does not keep up with demand.
The Guarantee does not replace normal lending criteria – buyers will still need to meet bank affordability and serviceability requirements.
The FHBG can be combined with NSW state schemes such as the First Home Owner Grant or stamp duty concessions, maximising benefits.
Key Takeaway
The expanded First Home Buyers Guarantee represents a major opportunity for first-time purchasers in NSW. By lowering the deposit hurdle and removing LMI costs, it makes property ownership more achievable in a challenging market.
For clients, this is the ideal time to seek advice on how the FHBG works alongside other government incentives, lending arrangements, and the legal aspects of purchasing a property.

Senior Solicitor
Email: kristen@hntlegal.com.au
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