First Home Buyer Brisbane: Grants, Concessions & Next Steps
If you are buying your first home in Brisbane, the rules around grants, stamp duty concessions, deposit schemes and loan structure can make a major difference to your upfront costs.
The Queensland First Home Owner Grant is currently worth $30,000 for eligible new homes, but only for contracts signed by 30 June 2026.
From 1 July 2026, the grant is scheduled to return to $15,000 for eligible new contracts, unless the Queensland Government extends or changes the rules.
Key deadline: 30 June 2026
The contract date matters. If you sign an eligible contract before 30 June 2026 but settle after that date, the contract date is generally what determines whether the $30,000 grant applies.
For owner-builders, the timing trigger is different, so the dates need to be checked carefully before you rely on the grant.
What this guide covers
This page brings together the main moving parts for Brisbane first home buyers: Queensland’s First Home Owner Grant, transfer duty concessions, Boost to Buy, the First Home Guarantee, deposit requirements and the loan structure decisions that matter from day one.
Grants & concessions
Understand what may be available, what each scheme covers, and why the rules do not all line up neatly.
Deposit options
See how the First Home Guarantee, LMI, family help and government schemes can change the real upfront gap.
Next steps
Know what documents to prepare, when to get pre-approval, and how to avoid delays close to settlement.
Queensland First Home Owner Grant: what it covers in 2026
The $30,000 versus $15,000 grant window
Queensland’s First Home Owner Grant applies to eligible new homes, not most established properties. The current grant amount depends on the contract date, not the settlement date.
| Contract timing | Potential grant amount | Important note |
|---|---|---|
| Before 20 November 2023 | $15,000 | Applies to eligible contracts from the earlier grant period. |
| 20 November 2023 to 30 June 2026 | $30,000 | The boosted grant period. The contract date is critical. |
| From 1 July 2026 | Scheduled to return to $15,000 | Subject to any future Queensland Government changes. |
What counts as a “new home”?
The FHOG generally applies to new homes, including eligible off-the-plan purchases, contract-to-build homes, owner-built homes and certain substantially renovated homes that have not previously been occupied or sold as a residence.
Established homes are usually not eligible for the FHOG. This is one of the most common misunderstandings for Brisbane first home buyers who are comparing new builds, townhouses, units and established homes at the same time.
The $750,000 cap matters
For the boosted grant period, the total value cap is $750,000. For a house-and-land package or new build, that means the combined land, build, site costs, inclusions and relevant fees need to be checked before contracts are signed.
Stamp duty concessions for Brisbane first home buyers
Transfer duty concessions are separate from the FHOG. You may qualify for one, both, or neither depending on the property type, contract date, value and your personal circumstances.
New homes and vacant land
For eligible contracts from 1 May 2025, first home buyers purchasing a new home to live in, or vacant land to build a home to live in, may be eligible for a full transfer duty concession. In simple terms, that can reduce transfer duty to nil.
This is especially important for buyers comparing new builds against established homes, because the upfront cost difference can be substantial.
Established homes
If you are buying an established home, different thresholds apply. The concession can reduce transfer duty, but it does not work the same way as the new home concession.
Boost to Buy: useful, but check availability first
Boost to Buy is Queensland’s shared equity scheme. It is different from the FHOG and different again from the First Home Guarantee.
Under the scheme, the Queensland Government may contribute an equity share towards the property. This can reduce the loan size and deposit required. The scheme has been promoted with contributions of up to 30% for new homes and up to 25% for existing homes, subject to eligibility and availability.
Important Brisbane note
Boost to Buy availability can change quickly. Queensland Treasury currently notes that Round 2 is open, but South East Queensland allocations are exhausted. Brisbane buyers should confirm current availability before relying on the scheme in their purchase plan.
Where the $750,000 FHOG cap may still work around Brisbane
The $750,000 FHOG cap is tight across much of Brisbane, particularly for detached houses. Many buyers need to look carefully at outer Brisbane, Logan corridor locations, townhouses, units, smaller blocks or house-and-land packages where the full land-and-build cost remains under the cap.
New builds need full-cost checking
For a new build, the relevant number is not just the land price. The total package can include site costs, upgrades, council requirements, connections, landscaping, driveway, fencing and variations.
A package that looks affordable at first glance can lose FHOG eligibility once the total value is properly calculated.
Units and townhouses can be useful, but eligibility still matters
Units and townhouses may provide a lower entry point, but you still need to confirm whether the dwelling qualifies as a new home under FHOG rules. Do this before you commit to a contract, not after.
How much deposit do you actually need?
Many first home buyers hear “5% deposit” and assume that is the full cash requirement. In practice, the deposit is only one part of the picture. You also need to consider government fees, conveyancing, inspections, moving costs, lender requirements, buffers and whether LMI applies.
LVR, LMI and the First Home Guarantee
Borrowing above 80% LVR usually triggers Lenders Mortgage Insurance. LMI can be expensive and is often added to the loan, which means you can pay interest on it over time.
The First Home Guarantee can help eligible buyers purchase with a 5% deposit and no LMI, because the Australian Government guarantees part of the loan. For Brisbane buyers, the current capital city Queensland price cap is $1,000,000.
How the pieces may work together
A Brisbane buyer purchasing an eligible new home under $750,000 may be able to combine the FHOG, nil transfer duty and the First Home Guarantee, provided they meet each scheme’s separate rules.
This does not remove the need for a deposit or lender approval, but it can materially reduce the upfront cost barrier.
FHOG documents: what to prepare before you apply
Grant delays usually come from missing or incomplete documents. Before lodgement, prepare the document pack properly so the application is not pushed back during a tight settlement or build timeline.
1. Identity documents
- Birth certificate, passport or citizenship evidence
- Current photo identification
- Supporting documents where names or circumstances have changed
2. Property documents
- Signed contract
- Registration confirmation statement
- Build contract or final inspection certificate where relevant
- Evidence of land value for contract-to-build scenarios
3. Family help documents
- Gift letter or statutory declaration if family funds are involved
- Clear evidence of the amount provided
- Confirmation of whether the funds are a gift or loan
How long does processing take?
Queensland Revenue Office generally processes complete FHOG applications within 10 business days. The key word is complete. If documents are missing, the timeframe can reset and settlement pressure can increase quickly.
For most financed purchases, the lender or approved agent coordinates the FHOG application. A broker can help make sure the grant timing, loan approval and settlement process are lined up correctly.
Getting your loan structure right from day one
Most first home buyers focus on the interest rate. That matters, but it is not the whole decision. The way the loan is structured can affect flexibility, cash flow and the total interest paid over the life of the loan.
What to think about before choosing a loan
- Whether an offset account is worth paying for
- Whether fixed, variable or split lending suits your situation
- How much cash buffer you should retain after settlement
- Whether your lender is suitable for future upgrades or investment plans
- How the repayments fit your real household budget, not just the bank calculator
Good loan structure is not about making the loan complicated. It is about setting it up properly before settlement so you do not have to unwind avoidable problems later.
Recommended next steps for Brisbane first home buyers
Confirm eligibility
Check whether you may qualify for the FHOG, transfer duty concession, First Home Guarantee or Boost to Buy.
Work out your true deposit
Include deposit, fees, buffers, moving costs and any family assistance, not just the minimum lender requirement.
Get pre-approval
Know your borrowing limit before you make offers, especially if you are trying to secure the $30,000 FHOG window.
Helpful first home buyer resources
These related guides can help you understand the buying process, deposit schemes and practical steps before you make an offer.
Want to know what you qualify for before the deadline?
The $30,000 FHOG window is time-sensitive. Before you make an offer or sign a build contract, get clear on your eligibility, deposit position, borrowing limit and loan structure.
General information only. Grants, concessions, guarantee schemes and lender policies can change. Eligibility depends on your personal circumstances, contract date, property type, purchase price, lender approval and government scheme rules. Confirm current eligibility before signing a contract.