Home Guarantee Scheme Australia: Can Visa Holders Apply in 2026?
The Home Guarantee Scheme (HGS) is one of the most sought-after first home buyer programmes in Australia — it lets eligible buyers purchase with as little as 5% deposit without paying Lenders Mortgage Insurance (LMI). Given that LMI on a 95% LVR loan can run to $15,000–$30,000, this is a substantial benefit.
But can you access it on a temporary visa?
The short answer: most temporary visa holders cannot access the main HGS streams directly, but there are specific pathways and alternatives depending on your visa type.
What is the Home Guarantee Scheme?
The HGS is a federal government programme administered through Housing Australia (formerly NHFIC). It does not give you money — instead, the government guarantees a portion of your loan, allowing approved lenders to lend up to 95% without requiring LMI.
The scheme has three streams:
| Stream | Who it’s for | Deposit required | Property price cap |
|---|---|---|---|
| First Home Guarantee (FHBG) | First home buyers | 5% | Varies by state (see below) |
| Regional First Home Buyer Guarantee (RFHBG) | Buying in regional areas | 5% | Varies by state |
| Family Home Guarantee (FHG) | Single parents | 2% | Varies by state |
2026 property price caps (First Home Guarantee)
| State/Territory | Capital city / major regional | Other regional areas |
|---|---|---|
| NSW | $900,000 | $750,000 |
| VIC | $800,000 | $650,000 |
| QLD | $700,000 | $550,000 |
| WA | $600,000 | $450,000 |
| SA | $600,000 | $450,000 |
| TAS | $600,000 | $450,000 |
| ACT | $750,000 | N/A |
| NT | $600,000 | $550,000 |
Who is eligible for the HGS?
The eligibility criteria are set by the federal government and apply across all three streams. The citizenship and residency requirements are the key barrier for visa holders.
Citizenship requirement
To access the First Home Guarantee or Regional First Home Buyer Guarantee, you must be:
- An Australian citizen, OR
- A New Zealand citizen (special category visa holders only, from 1 July 2023)
- A permanent resident (from 1 July 2023)
Temporary visa holders — including 482, 457, 500, 188 — do not qualify for the First Home Guarantee.
Family Home Guarantee — wider eligibility
The Family Home Guarantee has slightly different rules from 1 July 2023:
- Australian citizens ✅
- Permanent residents ✅ (added from 1 July 2023)
- New Zealand citizens ✅
- Temporary visa holders ❌
Again, temporary visa holders are excluded.
What if I am a permanent resident?
Great news: PR holders are fully eligible for all HGS streams as of 1 July 2023. If you have obtained your PR (subclass 189, 190, 491, 186, 187, or any other permanent visa), you can apply for the First Home Guarantee on the same basis as a citizen.
You must also meet the income test:
- Single applicants: under $125,000 p.a. gross
- Couple applicants: combined income under $200,000 p.a. gross
And be a genuine first home buyer (have not previously owned property in Australia).
Can a temporary visa holder access HGS through a joint application?
This is a common question with a nuanced answer.
If you apply jointly with an Australian citizen or PR:
- Your co-applicant’s citizenship/PR status satisfies the residency requirement
- The joint application can access the HGS, including the 5% deposit benefit
- Both applicants’ incomes count toward the income cap
- Both applicants must be first home buyers
This means if you are on a 482 visa but your partner is an Australian citizen or PR, and you are both first home buyers, a joint application under the HGS is possible. Your partner’s eligibility effectively unlocks the scheme for the joint purchase.
Alternatives to HGS for temporary visa holders
If you cannot access the HGS directly, here are the practical alternatives:
1. Standard 90% LVR lending (no LMI on some products)
Some lenders offer products at 90% LVR that do not require LMI, particularly for professional borrowers or borrowers in specific visa categories. The interest rate may be marginally higher but the upfront cost saving is significant.
2. Guarantor loans
If a parent or close family member who is an Australian citizen or PR has sufficient equity in their property, they can act as a guarantor. This effectively reduces your LVR to below 80% without requiring a larger deposit.
Requirements for the guarantor:
- Must own Australian property with sufficient equity
- Will have their property as security
- Can be released from guarantee once your LVR drops below 80%
3. Professional lender packages
Some lenders offer 90% LVR without LMI to borrowers in certain professions (medicine, law, accounting, engineering). If your occupation qualifies, this can replicate the deposit benefit of HGS without the government scheme.
4. Waiting for PR
If you are 6–12 months from PR, it may be worth timing your purchase to coincide with PR approval. Once you have PR, you can access:
- HGS (5% deposit, no LMI)
- Full mainstream lender market
- Established home purchases (lifted from the foreign buyer ban)
- Lower interest rates on standard products
The total cost saving from waiting for PR — including LMI avoidance, better rates, and wider property choice — can easily exceed $30,000–$50,000.
HGS-approved lenders in 2026
The HGS is only available through Housing Australia-approved lenders. The approved list includes the major banks and a selection of second-tier lenders. Not all approved lenders have remaining scheme places — they are allocated in batches and can fill up.
Important: For visa holders applying jointly with a citizen/PR, confirm with the lender that they will process the application under HGS given the mixed visa status. Processing varies.
Step by step: applying for HGS with a PR or citizen co-borrower
- Confirm both applicants are first home buyers
- Confirm joint income is below $200,000 p.a.
- Check property price against state cap
- Identify a participating lender with available scheme places
- Get pre-approval confirming HGS eligibility
- Search for a property within the price cap
- Exchange contracts (subject to finance)
- Lender submits guarantee application to Housing Australia
- Settlement
The guarantee is applied automatically at settlement — there is no separate government application from the buyer’s side.
Frequently asked questions
Q: I am on a 482 visa. My partner is an Australian citizen. Can we use the 5% deposit scheme?
Yes — provided your partner has not previously owned property in Australia and your combined income is under $200,000 p.a. The joint application qualifies because your partner is a citizen.
Q: Does the scheme only apply to new homes?
No. The First Home Guarantee applies to both new and established properties (subject to the price cap). However, 482 visa holders are currently banned from buying established properties (until March 2027), so even with joint HGS access, the property must be new if you are a joint holder.
Q: I recently got my PR. Can I apply for HGS now?
Yes, immediately. PR holders are fully eligible. Your PR grant date is all that matters — there is no waiting period.
Q: What happens if the HGS scheme places run out?
Each financial year has a set number of places (typically 35,000 for FHBG). If places fill, you will need to wait until 1 July for the new allocation. A broker can advise on current availability.
Find out if you qualify
Eligibility for HGS depends on your individual visa situation, income, prior property ownership and co-borrower status. The rules interact in ways that require a case-by-case assessment.
At Arrivau, we work with visa holders regularly and can quickly tell you which pathway applies to your situation — whether that is HGS joint access, a guarantor structure, or a standard product that achieves a similar outcome.
Get a free eligibility assessment →
Last updated: May 2026. HGS eligibility criteria and place allocations are set by Housing Australia and subject to change each financial year. Confirm current terms with an approved lender or licensed mortgage broker.