GET MOVING CONVEYANCING

First Home Buyer Conveyancing on the Central Coast

Buying your first home is exciting, but there is a lot to organise before you collect the keys. Get Moving Conveyancing helps first home buyers across the Central Coast understand the contract, identify important property issues, navigate the NSW conveyancing process and move from offer to settlement with clear, practical guidance. Whether you are looking in Gosford, Erina, Terrigal, Woy Woy, Umina Beach, Wyong, Tuggerah, The Entrance, Bateau Bay, Green Point, Davistown or elsewhere on the Central Coast, the best time to involve your conveyancer is before you sign a contract or bid at auction.

0408 899 831
emma@getmovingconveyancing.com.au

Central Coast Conveyancing

First home buyer? Start with these five steps

1
Know your real budget

Speak with your lender or mortgage broker about borrowing capacity and pre-approval. Allow for conveyancing, inspections, lender fees, moving costs, adjustments, insurance and any transfer duty that may apply.

2
Check government assistance early

Your eligibility can affect how much cash you need and which properties fit your budget. Check NSW transfer duty relief, the First Home Owner Grant and any Australian Government home-buyer programs before you commit.

3
Choose your conveyancer before you find 'the one'

That means you already know who to send the contract to when a property moves quickly. We can review the contract before you sign, exchange or bid at auction.

4
Investigate the property, not just the photos

The right checks depend on the property. A house, strata apartment, vacant land or off-the-plan purchase can each raise different title, planning, building, strata and contract issues.

5
Understand when you become legally committed

An accepted offer is not usually the same as exchange. Once contracts exchange, strict deadlines and contractual obligations apply. Auction purchases and section 66W exchanges require particular care because ordinary cooling-off rights may not be available.

NSW first home buyer benefits - current guide

The NSW Government currently has two key programs for eligible first home buyers: the First Home Buyers Assistance Scheme, which can reduce or remove transfer duty, and the First Home Owner Grant (New Homes), which is a $10,000 grant for qualifying new homes. Each program has separate eligibility rules.

Program

Current thresholds

Key points

First Home Buyers Assistance Scheme (FHBAS)
New or existing home: full transfer duty exemption at $800,000 or less; concessional rate above $800,000 and below $1,000,000.

Vacant land: full exemption at $350,000 or less; concessional rate above $350,000 and below $450,000.
For eligible first home buyers acquiring the whole property in NSW. Prior ownership, spouse/partner history, purchaser structure, citizenship/permanent residency and residence requirements matter.
First Home Buyers Assistance Scheme (FHBAS)
New or existing home: full transfer duty exemption at $800,000 or less; concessional rate above $800,000 and below $1,000,000.

Vacant land: full exemption at $350,000 or less; concessional rate above $350,000 and below $450,000.
For eligible first home buyers acquiring the whole property in NSW. Prior ownership, spouse/partner history, purchaser structure, citizenship/permanent residency and residence requirements matter.
First Home Buyers Assistance Scheme (FHBAS)

Current thresholds

New or existing home: full transfer duty exemption at $800,000 or less; concessional rate above $800,000 and below $1,000,000. Vacant land: full exemption at $350,000 or less; concessional rate above $350,000 and below $450,000.

Keypoints

For eligible first home buyers acquiring the whole property in NSW. Prior ownership, spouse/partner history, purchaser structure, citizenship/permanent residency and residence requirements matter.

First Home Owner Grant (New Homes)

Current thresholds

$10,000 grant.

New or substantially renovated home: purchase price must not exceed $600,000.

Vacant land plus eligible building contract: combined value must not exceed $750,000.

Keypoints

Not available for an established home. The home must satisfy Revenue NSW’s definition of a new or qualifying substantially renovated home, and applicant and residence rules apply.

Important: Government thresholds and eligibility rules can change. The figures above were checked on 7 September 2026. Eligibility is not automatic simply because you have never bought a home before.

First Home Buyers Assistance Scheme - transfer duty relief

Transfer duty is the NSW tax commonly still called stamp duty. Under the First Home Buyers Assistance Scheme, an eligible first home buyer can receive a full exemption or a concessional rate based on the property’s dutiable value.

  • New or existing home valued at $800,000 or less - full exemption from transfer duty.
  • New or existing home valued above $800,000 and below $1,000,000 - concessional transfer duty rate.
  • Vacant land valued at $350,000 or less - full exemption.
  • Vacant land valued above $350,000 and below $450,000 - concessional rate.
Key eligibility rules include buying a new or existing home or eligible vacant land in NSW, acquiring the whole property, purchasing as an individual rather than a company or trust, meeting age and prior-property rules, and satisfying citizenship or permanent-residency requirements. A spouse or partner’s previous residential property ownership can also affect eligibility.

For contracts exchanged on or after 1 July 2023, at least one eligible first home buyer generally needs to move into the home within 12 months after settlement and occupy it as their principal place of residence for a continuous period of at least 12 months.
Official Revenue NSW links - FHBAS

$10,000 First Home Owner Grant (New Homes)

If your first home is brand new, bought off the plan, built under an eligible building contract, or is a qualifying substantially renovated home, you may also be eligible for the NSW First Home Owner Grant.
  • $10,000 grant for eligible applicants.
  • Newly built home purchase price must not exceed $600,000.
  • Qualifying substantially renovated home purchase price must not exceed $600,000.
  • For vacant land plus a comprehensive home building contract, the combined value must not exceed $750,000.
  • The grant is not available for an established home.
The grant has its own first-home, age, citizenship/permanent-residency, spouse and residence rules. For contracts from 1 July 2023, the residence requirement is generally to move in within 12 months and live there continuously for at least 12 months. The grant may be available in addition to other exemptions or concessions if you separately satisfy each program.
Official Revenue NSW links - First Home Owner Grant

A useful warning about the old 'First Home Buyer Choice' property tax scheme

You may still find older articles referring to a NSW option to pay annual property tax instead of transfer duty. First Home Buyer Choice closed to new applications on 1 July 2023. It is not a current option for a new 2026 purchase. Revenue NSW keeps information online for people who previously opted into the scheme.

Australian Government assistance also worth checking

Your conveyancer deals with the legal property transaction and NSW duty documentation. Home-loan and federal scheme approval is handled through participating lenders or the relevant government agency. It is still worth checking these programs early because they may affect your deposit, finance structure and property budget.
Australian Government 5% Deposit Scheme
Eligible first home buyers can purchase with a minimum 5% deposit through a participating lender, with an Australian Government guarantee provided to the lender. The scheme currently has no income caps, no waiting list, unlimited places and no Lenders Mortgage Insurance for eligible borrowers.
  • Applicants must generally be at least 18 and be an Australian citizen or permanent resident.
  • For the first-home-buyer pathway, you must be a first home buyer or not have owned property or land in Australia in the previous 10 years.
  • The property must be an owner-occupied home and be at or below the applicable location price cap.
  • The current price-cap table classifies the Central Coast as a NSW regional centre. The current cap shown for NSW capital-city/regional-centre locations is $1,500,000.
  • Always use the postcode search tool and confirm the cap and eligibility with your participating lender for the particular property.
Australian Government Help to Buy Scheme

Help to Buy is a shared-equity scheme. It is not limited to first home buyers, but it may be relevant to eligible first home buyers on the Central Coast. An eligible buyer contributes a minimum 2% deposit, obtains a home loan through a participating lender, and the Australian Government can contribute up to 30% of the purchase price of an existing home or up to 40% for a new home.

  • 10,000 scheme places are available each year.
  • For the 2026-27 thresholds, annual taxable income must not exceed $103,000 for a single applicant or $165,000 for joint applicants and single-parent applicants.
  • All applicants must be Australian citizens and the property must be the buyer's principal place of residence.
  • The current Help to Buy price cap for the Central Coast, as a NSW regional centre, is $1,300,000. Confirm the suburb/postcode using the official tool.
  • Help to Buy has ongoing shared-equity obligations. The Australian Government proportionally shares in gains or losses when its equity is repaid or the property is sold.
  • Help to Buy cannot be combined with certain other government purchase-assistance schemes, although eligible buyers can still receive stamp duty concessions, grants and other exemptions.
First Home Super Saver Scheme
The First Home Super Saver Scheme may help eligible first home buyers build a deposit using voluntary superannuation contributions. Current rules allow eligible voluntary contributions of up to $15,000 per financial year to count toward the scheme, up to a total contribution cap of $50,000, with associated earnings also forming part of the releasable amount. This is a tax and superannuation measure, so obtain financial or taxation advice for your circumstances.

Can benefits be combined? Some NSW and Australian Government assistance can be used together, but not every scheme is compatible with every other scheme. Check each scheme separately and confirm your loan structure with your lender before signing a contract.

Before you sign: why the contract review matters

The contract is where the legal deal is recorded. First home buyers should not rely only on the sales advertisement, an agent’s summary or finance pre-approval. Send Get Moving Conveyancing the complete contract as early as possible so we can explain what you are being asked to sign.

Depending on the transaction, a contract review may consider:
  • the purchase price, deposit, settlement date and other deadlines
  • inclusions and exclusions
  • special conditions that change the standard contract position
  • title details, easements, covenants, restrictions and registered interests
  • cooling-off arrangements and any request for a section 66W certificate
  • strata, community or off-the-plan documents where relevant
  • planning, drainage and prescribed documents attached to the contract
  • issues that may require building, pest, strata, survey, planning, insurance, tax or other specialist enquiries

Cooling-off periods, auctions and section 66W certificates

For many residential purchases in NSW by private treaty, a 5-business-day cooling-off period applies after exchange and generally ends at 5pm on the fifth business day after the day of exchange. A buyer who rescinds using that statutory cooling-off right usually forfeits 0.25% of the purchase price.
  • There is generally no cooling-off period when you buy at auction.
  • There is also generally no cooling-off period if contracts exchange on the same day after the property was passed in at auction.
  • A buyer can waive the cooling-off period by giving a section 66W certificate. Always obtain advice before agreeing to waive or shorten cooling-off rights.
  • Off-the-plan residential contracts generally have a 10-business-day cooling-off period, subject to the statutory rules and any valid variation or waiver.

Buying at auction for your first home

If you are planning to bid at auction, organise the important work before auction day. If you are the successful bidder there is no ordinary cooling-off period, so the contract review, finance position and property investigations need to be addressed beforehand.
  • Send the contract to your conveyancer early.
  • Arrange building and pest reports for a house, or a strata report for a strata property.
  • Confirm your lender's position and any government-scheme approval requirements.
  • Know your maximum budget, deposit arrangements and settlement requirements.
  • Ask for any contract changes before auction day - not after you have successfully bid.
First home buyers purchasing strata on the Central Coast
Apartments, townhouses and villas can be a practical entry point to the Central Coast market, but the purchase includes more than the individual lot. Before buying, obtain and review a strata report so you understand the scheme’s finances, insurance, building defects, planned works, levies, special levies, legal issues, meeting history and by-laws.
First home buyers purchasing a house
A contract review does not replace a physical building or pest inspection. A pre-purchase building report can identify significant defects or problems that may be expensive to repair. Depending on the property, pest, electrical, plumbing, pool, survey or other specialist inspections may also be appropriate.
Buying off the plan as a first home buyer
Off-the-plan contracts are longer and often allow the development to evolve before settlement. They can include sunset dates, disclosure material, proposed plans and by-laws, schedules of finishes, variation rights and long timeframes before the property is completed and registered.
  • Get the contract reviewed before signing.
  • Check how changes to the proposed development can affect your lot.
  • Understand the sunset and completion provisions.
  • Keep your finance position under review because the lender may revalue the property before settlement.
  • Check whether the property and your circumstances meet the separate Revenue NSW requirements for the First Home Owner Grant or FHBAS.
Central Coast property checks first home buyers should keep in mind
Central Coast properties vary from coastal apartments and older houses around Brisbane Water to newer estates, rural-residential land and homes around lakes and bushland. The right due diligence depends on the address and property type.
  • Flood risk and low-lying land - review available Council flood mapping and obtain property-specific advice where relevant.
  • Bushfire-prone land - Council's online mapping can show bushfire information and zoning for an address.
  • Planning and zoning - check current planning controls, zoning and relevant development information.
  • Easements, rights of carriageway, drainage and restrictions - review the title and contract documents carefully.
  • Unapproved alterations or structures - ask questions early if additions, decks, granny flats, pools or other works raise approval concerns.
  • Strata levies, defects and major works - obtain a current strata report before committing to a strata property.
  • Insurance availability and cost - investigate this early, particularly where flood, bushfire or other location risks may affect cover or premiums.
Your first home buyer timeline - from contract to keys
1
Before the offer

Budget, finance pre-approval, government-scheme checks, choose your conveyancer and arrange early inspections.

2
Contract review

Send the full contract. Understand the legal terms, title, special conditions, settlement date, deposit and property-specific issues.

3
Offer and negotiation

Put important proposed conditions in writing and have any contract amendments handled through your conveyancer.

4
Exchange

Signed contracts are exchanged and the legal transaction begins. The deposit and cooling-off position must be clear.

5
Cooling-off / due diligence

Complete any outstanding inspections, finance steps and urgent enquiries within the time actually available under your contract.

6
Before settlement

Complete identity and onboarding requirements, Revenue NSW documentation, lender requirements, searches, settlement figures and final inspection.

7
Settlement day

Your conveyancer coordinates electronic settlement through PEXA. Wait for confirmation that settlement has completed before collecting the keys.

What Get Moving Conveyancing will ask you for
Getting the right information early helps the matter move smoothly. Depending on your purchase, we may ask for:
  • the complete contract for sale and property address
  • the names of all proposed purchasers and how you intend to buy
  • your contact details and identification information
  • your lender or mortgage broker details
  • how the deposit and balance purchase funds will be provided, including gifted funds where relevant
  • your citizenship or residency information and first-home-buyer history
  • whether you have a spouse or partner and any prior property ownership that may affect Revenue NSW eligibility
  • your intended move-in arrangements
  • details of any auction, offer, finance, inspection or cooling-off deadline
Conveyancers are now regulated under Australia’s AML/CTF laws. As part of customer due diligence, you may be asked for identity information and, depending on the circumstances and risk assessment, information or evidence about the source of funds used for your property purchase.
Download the GMC First Home Buyer Checklist
Keep the process in one place with the Get Moving Conveyancing First Home Buyer NSW Conveyancing Checklist. It covers the key steps from budgeting and contract review through exchange, cooling-off, Revenue NSW forms, final inspection and settlement.
Download the GMC First Home Buyer NSW Conveyancing Checklist
Already signed or exchanged before getting advice?

Do not assume it is too late – and do not assume you can simply cancel. What can be done depends on the contract, the exchange status, the cooling-off position and the deadlines that apply.


Get Moving Conveyancing’s Contract Rescue service is designed for buyers who need an urgent review after signing or exchange, or whose cooling-off deadline is already running.

Contract Rescue
Quick Links

Central Coast Conveyancing

First Home Buyer Commonly Asked Questions
When should I contact a conveyancer for my first home?

As early as possible – ideally before you sign a contract or bid at auction. Early contact means you have someone ready to review the contract when you find a property and can identify deadlines before you become legally committed.

Do first home buyers pay stamp duty in NSW?
Eligible first home buyers may pay no transfer duty on a new or existing home with a dutiable value of $800,000 or less, and may receive a concession above $800,000 and below $1,000,000. Vacant land has separate thresholds. Eligibility rules must also be satisfied.
Can I get the $10,000 First Home Owner Grant on an established home?
No. The NSW First Home Owner Grant is for qualifying new or substantially renovated homes, or eligible land-and-build arrangements, subject to current price and eligibility limits.
Can I receive both FHBAS and the First Home Owner Grant?

Potentially, yes. They are separate programs and Revenue NSW states that the grant may be paid in addition to other exemptions or concessions. You must satisfy the requirements of each program independently.

Do I need a 20% deposit to buy my first home?
Not necessarily. Deposit and lending requirements are a finance question. Eligible buyers may have access to the Australian Government 5% Deposit Scheme or other lending arrangements. Your participating lender or mortgage broker should confirm what applies to you.
Is the Central Coast covered by the higher 5% Deposit Scheme regional-centre price cap?
The current Australian Government price-cap page lists the Central Coast as a NSW regional centre and shows a $1.5 million cap for the NSW capital-city/regional-centre category. Check the official postcode tool and confirm with your participating lender for the property you are considering.
What if my partner has owned property before?
Tell us before exchange. A spouse or partner’s previous residential property ownership or previous benefit history can affect eligibility for NSW first home buyer assistance, even where the spouse is not buying with you.
Can my parents help with my deposit?
They often can, but tell both your lender and conveyancer how the funds are being provided. A genuine gift, family loan, guarantee or proposed ownership share can have different legal, lending, duty and eligibility consequences.
Do I have a cooling-off period after I sign?
For many NSW private-treaty residential purchases, the statutory cooling-off period is 5 business days after exchange, but exceptions apply. There is generally no cooling-off period at auction, and cooling-off can be waived with a section 66W certificate. Never assume you have a particular deadline – ask us to confirm it from the transaction.
What should I check when buying an apartment or townhouse?
In addition to the contract and title, obtain a current strata report and review levies, special levies, finances, insurance, defects, planned works, legal matters, by-laws and meeting history.
What happens if I have already signed the contract without a conveyancer?

Contact us immediately and send the complete contract. We can identify the exchange status, cooling-off position and urgent deadlines and explain the practical options that are available. Our Contract Rescue service is designed for this situation.

How long does settlement take?
A typical NSW residential settlement is often around 4 to 6 weeks after exchange, but the actual period is whatever the contract provides. Off-the-plan transactions and some other purchases can take much longer.
Send your contract

Upload the complete contract and tell us your deadline.

Drag & Drop Files, Choose Files to Upload You can upload up to 5 files.
Ready to buy your first home on the Central Coast?

Get your conveyancer involved before the pressure is on. Send us the contract, tell us the property address and any deadline you have been given, and we will help you understand the next steps. Move with confidence.

0408 899 831
emma@getmovingconveyancing.com.au

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