VIC first home: $600k vs $750k — why the tick is not enough
Victoria FHB outcomes move with price and eligibility. Run two prices so you see duty and cash before you stretch the offer.
Engine 2026-07-ftc. Educational estimate — not a Revenue Office assessment or credit advice.
The decision
Is your real offer price still inside the concession path you think you have?
- FHB ticks without living-in / eligibility still fail
- Price moves change duty faster near bracket and concession edges
- Established homes often get nil FHOG — do not budget a grant you will not receive
What to tick
- State: VIC
- Live in it: Yes
- First home buyer: Yes
- Established dwelling
- Compare $600,000 vs $750,000
Engine comparison
$600k FHB live-in
Lower price point — duty and funds-to-complete stay tighter.
- Stamp duty
- $0
- Deposit
- $120,000 (20%)
- LVR
- 80.0%
- LMI flag
- Not flagged
- Funds to complete
- $121,633
VIC FHB full exemption (≤ $600k)
Within 5% Scheme cap ($950,000) for VIC metro / regional centre — no LMI under Scheme
$750k FHB live-in
Same ticks, higher dutiable value — watch duty and total cash rise before you bid.
- Stamp duty
- $40,070
- Deposit
- $150,000 (20%)
- LVR
- 80.0%
- LMI flag
- Not flagged
- Funds to complete
- $191,703
VIC FHB sliding concession ($600k–$750k)
Within 5% Scheme cap ($950,000) for VIC metro / regional centre — no LMI under Scheme
Takeaway
Stretching the offer to “just get the house” can quietly blow the cash buffer. Model the actual contract price, not a hopeful round number, and confirm FHB living-in rules with your conveyancer before you treat a concession as locked.