First Home Buyer Loans for Nurses and Midwives
Discover First Home Buyer Programs and Schemes Available to Nurses and Midwives
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Buying your first home as a nurse is one of the most significant financial steps you will take. At Nurse Loans, our Finance and Mortgage Brokers specialise in helping nurses first home buyers access the right loan options, grants, and government schemes from lenders across Australia. Whether you are a registered nurse, enrolled nurse, or midwife, there are home buying programs for nurses designed to reduce your upfront costs and get you into your own home sooner.
As a nurse first time home buyer, you may be eligible for a range of benefits that are not available to the general public. These include Lenders Mortgage Insurance waivers, the Australian Government 5% Deposit Scheme, state-based grants, and stamp duty concessions. Understanding which programs apply to your situation is where our brokers add real value.
There are several key home buying programs for nurses worth knowing about before you apply for a loan.
Australian Government 5% Deposit Scheme
The Australian Government 5% Deposit Scheme, formerly known as the Home Guarantee Scheme, allows eligible nurse first home buyers to purchase a property with as little as a 5% deposit, without paying Lenders Mortgage Insurance. Under this scheme, Housing Australia provides a government-backed guarantee of up to 15% of the value of the home loan for first home buyers, and up to 18% for eligible single parents. This means you do not need to save the full 20% deposit that lenders typically require to avoid Lenders Mortgage Insurance.
From 1 October 2025, there is no income cap for applicants, no limit on the number of places available, and property price caps have been increased across all locations. The scheme covers new and existing houses, townhouses, apartments, house and land packages, off-the-plan purchases, and vacant land with a building contract, provided the property falls below the price cap for your area. You must be an Australian citizen or permanent resident and apply through a Participating Lender authorised by Housing Australia. For more information, visit firsthomebuyers.gov.au.
First Home Owner Grant
The First Home Owner Grant (FHOG) is a state and territory government payment available to eligible nurse first time home buyer applicants purchasing or building a new home. The FHOG was introduced in 2000 to offset the effect of the GST on home ownership and is funded and administered by each state and territory under their own legislation.
Grant amounts and eligibility rules vary. Current amounts include:
New South Wales: $10,000 for new homes valued up to $600,000, or new builds where land and construction combined are under $750,000.
Victoria: $10,000 for new homes valued up to $750,000.
Queensland: $30,000 for contracts signed between 20 November 2023 and 30 June 2026, for new homes valued under $750,000.
South Australia: Up to $15,000 for eligible first home owners purchasing or building a new home.
Western Australia: $10,000 for new homes, with the property cap recently increased to $800,000.
Tasmania: Up to $30,000 for eligible transactions between 1 July 2025 and 30 June 2026.
Northern Territory: Up to $50,000 under the HomeGrown Territory Grant for first home buyers building or buying a new home, with no cap on the build or purchase price.
ACT: The FHOG has been set to $0 since 1 July 2019. Instead, the ACT offers the Home Buyer Concession Scheme. From 1 July 2026, stamp duty will be fully abolished for all ACT first home buyers.
The grant generally applies only to new or substantially renovated properties and must be used for a home you intend to live in as your principal place of residence. Your broker can confirm the amount available in your state and whether your purchase qualifies.
Stamp Duty Concessions
Many states and territories offer stamp duty concessions or exemptions for first home buyers, including nurses first home buyers purchasing below certain price thresholds. These concessions can save you thousands of dollars at settlement.
In New South Wales, eligible first home buyers receive a full exemption on properties up to $800,000 and a concessional rate up to $1,000,000. Victoria has abolished stamp duty for first home buyers purchasing at $600,000 or less, with concessions up to $750,000. Western Australia offers no stamp duty on homes up to $500,000, with scaled concessions between $500,000 and $700,000. The ACT will abolish stamp duty entirely for all first home buyers from 1 July 2026. Each state has its own thresholds and rules, and your broker can walk you through what applies to your situation.
First Home Super Saver Scheme
The First Home Super Saver Scheme (FHSSS) allows eligible buyers to withdraw voluntary super contributions to use as part of their home deposit. The scheme is administered by the Australian Taxation Office and has been available since 1 July 2018. You can contribute a maximum of $15,000 in voluntary contributions in any single financial year, up to a total of $50,000 across all years. Because voluntary concessional contributions are taxed at 15% rather than your marginal income tax rate, your savings can grow faster than in a standard savings account. You also benefit from a 30% tax offset on assessable released amounts when you withdraw.
Once released, you must enter a contract to buy or build within 12 months, or re-contribute the amount back into your super. Your broker or financial adviser can help you plan contributions and withdrawals to align with your purchase timeline. For more information, visit the ATO's FHSSS page.
Australian Government Help to Buy Scheme
The Help to Buy Scheme is a shared equity program administered by Housing Australia, with applications open since 5 December 2025. Under Help to Buy, the Australian Government contributes up to 40% of the purchase price for a new home, or up to 30% for an existing home, reducing both the deposit and mortgage required. The government's contribution is structured as a loan that does not require regular repayments, with the Commonwealth holding an equity share in the property secured by a second mortgage.
To be eligible, individual applicants must have a taxable income at or below $103,000 per year, or $165,000 for single parents and joint applicants. Applicants must be Australian citizens, must not currently own property, and must live in the home as their principal place of residence. The scheme cannot be combined with other shared equity programs but can be used alongside the First Home Owner Grant and stamp duty concessions. Visit firsthomebuyers.gov.au for more detail.
Registered nurses earning $90,000 or more may be eligible for an LMI waiver at select lenders, including Westpac, BankVic, and People First Bank. This means you can purchase a home with a 10% deposit and avoid paying Lenders Mortgage Insurance, which can otherwise add tens of thousands of dollars to your loan. Our brokers can confirm which lenders currently offer this benefit and whether your income and employment type qualifies.
Enrolled nurses who do not meet the income threshold for an LMI waiver can still access low deposit options through the Australian Government 5% Deposit Scheme. This scheme allows eligible buyers to purchase with a 5% deposit and no LMI, making it a strong alternative for nurses first home buyers at an earlier stage of their career. Government schemes, grants, and concessions can change over time, including adjustments to eligibility criteria, income thresholds, property price caps, and available grant amounts. Speak with one of our brokers to confirm the latest scheme details and your eligibility before making any decisions.
For more detail on how LMI waivers work for nursing professionals, visit our dedicated page on LMI waivers for nurses.
The process begins with a conversation about your property goals and financial situation. Our Finance and Mortgage Brokers explain the home loan application process for nurses first home buyers, assess your borrowing position, and begin identifying suitable loan options from a wide panel of banks and lenders across Australia. This is also where we confirm which home buying programs for nurses you may be eligible for.
Your broker conducts a detailed review of your finances, including income, expenses, assets, liabilities, and savings. They determine your borrowing capacity and explain key terms such as loan-to-value ratio (LVR), Lenders Mortgage Insurance (LMI), and any government schemes or concessions you may qualify for as a nurse first time home buyer.
With a clear picture of your financial position, our Finance and Mortgage Brokers research and compare a range of loan options suited to nurses first home buyers. These may include fixed or variable interest rate loans, products with offset accounts, or loans with flexible repayment features. Your broker will help you weigh the pros and cons of each option so you can choose the one that aligns with your needs.
Securing loan pre-approval gives you a clear idea of how much you can borrow and strengthens your position when making offers on a property. Your broker prepares and submits the required documents, such as payslips, tax returns, and bank statements, to the lender for assessment. Pre-approval also gives you the confidence to act when you find the right home.
Once you have selected your preferred loan, your broker completes and submits the formal application to the lender. They manage all required documentation, respond to any lender queries, and keep you informed throughout the process. This is particularly important for nurses first home buyers accessing specific schemes or waivers that require additional verification.
After your loan is formally approved, your broker reviews the loan agreement with you and confirms that all terms, including the interest rate, fees, and repayment schedule, are clear. They also assist with setting up your loan account and arranging any necessary insurance. For a nurse first time home buyer, this stage is where all the preparation comes together.
At settlement, the lender advances the funds and ownership of the property transfers to you. Our brokers coordinate with your solicitor or conveyancer to ensure the process runs smoothly. After settlement, our Finance and Mortgage Brokers remain available for ongoing support, whether that involves managing repayments, exploring refinancing options, or planning your next property purchase.
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Shaun Cunningham
As a founder, getting a mortgage requires a couple more hoops to jump through, which is why I couldn't recommend Nick O'Sullivan and the Azura team more highly. Not only were they able to offer a seamless process, but Nick was also patient with us as we changed our minds about when to buy (over a period of years!). The truth is anyone can approach a bank and get a mortgage, but when things don't go perfectly (e.g. abrupt government changes), that's when you want a pro on your team like Nick.
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sarah ander
As a first home buyer, Carl and the team at Azura were incredibly helpful throughout the whole process. They made everything feel straightforward and were always there to answer any questions along the way. I’ve already recommended them to friends and would highly recommend them to anyone looking to get a mortgage!
VT
Van Tran
Nick and the team at Azura Financial exceeded our expectations at every step. Their guidance was clear, their expertise was evident, and they handled every financial detail with care — giving us complete peace of mind throughout the process. We couldn't have asked for a better team by our side. Thank you very much, V&V.
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Alannah Paige
I am a first home buyer and had Carl as my mortgage broker. He worked diligently to follow up any issues or questions I had and made the process as smooth as it could. I highly recommend! Thank you Carl.
PW
Philip Woods
Carl and team were absolutely impressive with their attentiveness to answering questions no matter how stupid they were. The urgency they put into attending to timelines and requests was superb. I would recommend them without hesitation.
めめん
Nick was amazing to work with. He's easygoing, quick to reply, and genuinely a very competent broker. He made my loan possible and secured a great deal for me. Highly recommend:)
C
Carina
Nick O’Sullivan helped me with my first investment property purchase last year. As it was my first time, I had plenty of questions, but he was always happy to help and made the whole process seamless. I recently used Nick again to refinance my loan and secure a great interest rate, and once again everything was handled smoothly and efficiently. I highly recommend Nick and his team and look forward to working with them again in the future.
JS
Joey Shatari
The ONLY broker i will use in the future is Carl Elsass. That is all.
MH
Menefrida Horbino
Nick made the entire mortgage process seamless and stress-free. He was incredibly knowledgeable, responsive, and took the time to explain every step clearly. We always felt supported and confident in our decisions thanks to his guidance. Highly recommend Nick to anyone looking for a reliable and trustworthy mortgage broker
Nurses often have several pathways to buy with less than 20%. With an LMI waiver from a participating lender, eligible nurses can purchase with a 10% deposit and no Lenders Mortgage Insurance. Through the Australian Government 5% Deposit Scheme, nurses can buy with a 5% deposit and no LMI. Single parents and single legal guardians may be able to purchase with as little as a 2% deposit under the same scheme. Eligibility depends on your income, employment type, and the specific lender or scheme criteria.
Eligible roles typically include Registered Nurses, Midwives, Nurse Practitioners, and Clinical Nurse Specialists. Most lenders require a minimum annual income of $90,000 to qualify. Enrolled Nurses are generally not eligible for the LMI waiver, but they may be able to avoid LMI by purchasing through the Australian Government 5% Deposit Scheme instead. Criteria vary between lenders, and we can confirm which options apply to your role and income during a consultation.
It depends on the lender. Some lenders assess 100% of your overtime, shift allowances, and penalty rates as income, provided you have been with the same employer for a minimum of 6 months. Other lenders will discount this income by 20% or more, or exclude it entirely. The difference in how a lender treats your non-base income can affect your borrowing capacity by $50,000 to $60,000 or more. Because we work with over 70 lenders, we can identify which ones will give you full credit for the income you actually earn.
At most lenders, the LMI waiver can apply to the full loan as long as one applicant meets the professional and income criteria and holds a significant share of the application. Your partner does not typically need to work in healthcare, though each lender has its own requirements around how income and equity are split across applicants.
Casual and agency nursing income is treated differently depending on the lender. Some require a minimum of 12 months in the same role, while others accept 6 months with consistent hours. Certain lenders calculate casual income over a rolling 52-week period, which can work in your favour if your shifts have been steady. We deal with this regularly and can place your application with a lender that takes the most favourable view of your income structure.
At some lenders, self-employed nurses borrowing under their own name may be able to access the same products and rates as salaried nurses. Maximum loan limits and additional documentation requirements typically apply, so it is worth confirming your eligibility before you apply.
The scheme, formerly known as the Home Guarantee Scheme, allows eligible first home buyers to purchase with a 5% deposit without paying LMI. The government backs the gap between your deposit and the 20% lenders normally require. From 1 October 2025, there are no income caps, no waitlists, and no limit on the number of places available. The scheme has supported over 320,000 Australians since it launched in 2020. Eligibility criteria and property price caps apply, and we can confirm whether your purchase qualifies.
On a $600,000 property with a 10% deposit, LMI would typically cost between $15,000 and $20,000. On properties closer to $900,000, the cost can exceed $30,000. Nurses who qualify for an LMI waiver or purchase through a government scheme may not need to pay any of this, though savings depend on the property value, deposit size, and lender.
The entire process typically takes 8 to 14 weeks, depending on the property type, the lender, and whether you are using a government scheme. Government-backed purchases sometimes involve additional paperwork, and we manage that process to reduce delays.
The First Home Owner Grant is not profession-specific. Any eligible first home buyer purchasing or building a new home may be able to apply. Grant amounts vary by state, ranging from $10,000 in New South Wales and Victoria up to $50,000 in the Northern Territory. The grant generally applies only to new or substantially renovated properties that you intend to live in as your principal place of residence. We can confirm the current amount and eligibility rules in your state.
Trustee for the O'Sullivan Family Trust ABN: 29 235 649 437, Credit Representative #482294 and is authorised under Australian Credit Licence 389328.
Disclaimer: This page provides general information only and has been prepared without taking into account your objectives, financial situation or needs. We recommend that you consider whether it is appropriate for your circumstances and your full financial situation will need to be reviewed prior to acceptance of any offer or product. It does not constitute legal, tax or financial advice and you should always seek professional advice in relation to your individual circumstances. Names & Locations of users have been changed to protect their privacy and are illustrative only.
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