NSW $850k FHB: 5% Scheme vs 10% deposit + LMI
Same purchase, two funding paths — settlement cash drops on 5%, but only if Live in it + FHB + price cap all clear.
Engine 2026-07-ftc. Educational estimate — not a Revenue Office assessment or credit advice.
The decision
Are you funding this as an eligible 5% Deposit Scheme purchase, or as a standard high-LVR loan with LMI risk?
- Scheme path needs owner-occupier + first-home eligibility + price under the metro/regional cap
- 5% deposit cuts purchase cash but duty and fees still hit settlement
- 10% path typically flags LMI at 90% LVR unless another waiver applies
What to tick
- State: NSW
- Price: $850,000 (metro)
- Live in it: Yes
- First home buyer: Yes
- Compare 5% Scheme vs 10% cash deposit
Engine comparison
5% Deposit Scheme
Eligible OO + FHB under the modelled NSW metro scheme cap — LMI waived on the guarantee path.
- Stamp duty
- $9,853
- Deposit
- $42,500 (5%)
- LVR
- 95.0%
- LMI flag
- Not flagged
- Funds to complete
- $52,727
NSW FHB sliding concession ($800k–$1M)
Within 5% Scheme cap ($1,500,000) for NSW metro / regional centre — no LMI under Scheme
10% deposit (no scheme)
Same buyer profile without the scheme — 90% LVR usually means private LMI is in play.
- Stamp duty
- $9,853
- Deposit
- $85,000 (10%)
- LVR
- 90.0%
- LMI flag
- Typically applies
- Funds to complete
- $95,227
NSW FHB sliding concession ($800k–$1M)
Within 5% Scheme cap ($1,500,000) for NSW metro / regional centre — no LMI under Scheme
Takeaway
Do not compare “5% vs 10%” on deposit alone. Check scheme eligibility first, then compare settlement cash (deposit + duty + fees − grant) and whether LMI is hanging off the loan. DutyStack shows the cash stack; your broker replaces indicative LMI with the lender figure.