Understanding the New First Home Buyer Incentives

Buying your first home on the Northern Beaches—or anywhere —can feel overwhelming. Especially with rising prices and all the paperwork. But it doesn’t have to be. The Australian and NSW governments recently introduced updated incentives to make home ownership more within reach. Let me walk you through what’s changed—and what it means for you.

Expanded Home Guarantee Scheme (from 1 October 2025)

This is the biggest change first home buyers in Australia have seen in years. From 1 October 2025, the Federal Government is rolling out a much broader version of the Home Guarantee Scheme.

Here’s what it means in plain English:

What is the Home Guarantee Scheme?

Traditionally, most lenders ask for a 20% deposit to avoid Lenders’ Mortgage Insurance (LMI). On Sydney’s Northern Beaches, that’s a huge ask—20% of a $1.2 million home is $240,000 upfront. For many buyers, that figure has been the dealbreaker.

The Home Guarantee Scheme helps by letting you buy with as little as a 5% deposit. Instead of you paying expensive LMI, the government steps in and guarantees the rest. In practice, that could save you anywhere from $20,000–$40,000 in fees, depending on the property price.

What’s Changing from October 2025?

The scheme is being massively expanded.

• Unlimited places
  Before, spots were capped at 35,000 per year, and they disappeared quickly. From October, there’s no limit. If you’re eligible, you can access it—no more waiting lists.
• No income caps
  Previously, your income had to be under $125k (single) or $200k (couple). That’s gone. High earners can now use the scheme, which is especially relevant in Sydney where incomes are often higher, but so are property prices.
• Higher property price caps
  The old limit for Sydney was $900k—well below the entry point for most Northern Beaches homes. From October, the caps rise significantly (to $1.5 million in NSW Capital City or Regional Centre). This finally brings our local market into realistic reach.
• Regional scheme merged in
  Separate regional guarantees are folded into the one scheme, simplifying the process for buyers outside metro areas.

Why This Matters for First Home Buyers on the Northern Beaches

Let’s look at a simple example:

• A couple buying a $1.2 million home in Collaroy.
• Under today’s rules, they’d need a $240,000 deposit to avoid LMI.
• With the expanded scheme, they could get in with just $60,000 deposit.
• They also save tens of thousands on LMI, meaning more money for renovations, moving costs, or simply keeping some savings aside.

For many of my clients, that’s the difference between buying now—or putting it off for another 5 years.

The Fine Print

• You still need to qualify for the loan with the bank. The scheme doesn’t mean you can borrow beyond your capacity.
• You must be an owner-occupier—so this isn’t for investment purchases.
• If you’re buying with a partner, both of you need to meet the eligibility criteria.

My Takeaway

For first home buyers on the Northern Beaches, this change is a huge relief. The removal of income caps and the higher property limits finally acknowledge the real prices we face in Sydney. It means first home buyers don’t have to settle for “less” or keep moving further out just to get a foot in the market.

What this means for you: if you’ve been holding off because the deposit hurdle was too steep, October 2025 could be the turning point. Start preparing your savings and finances now, so you’re ready to move quickly once the new rules kick in.