The deposit for an $800k house in NSW starts at $40,000: an eligible first home buyer needs that 5% under the 5% Deposit Scheme and pays no transfer duty or mortgage insurance. The other small-deposit routes are compared on low deposit home loans. $800,000 is the exact edge of the duty exemption; above it the duty rises quickly. Outside the scheme, $80,000 at 10% usually means LMI, and $160,000 at 20% avoids it.

Deposit routes on a $800,000 home
Route Deposit Loan LMI Transfer duty
5% with the 5% Deposit Scheme $40,000 $760,000 $0 $0 for an eligible first home buyer
10% standard loan $80,000 $720,000 about $18,000 to $27,000 $0 first home buyer, $30,187 otherwise
20% $160,000 $640,000 $0 $0 first home buyer, $30,187 otherwise

Why is $800,000 such an important number?

Two NSW limits meet here. First home buyers pay no transfer duty up to $800,000; between $800,000 and $1,000,000 they pay a concessional amount that rises by about 19.6 cents for every dollar above $800,000. And outside Sydney and the regional centres, the 5% Deposit Scheme price cap is $800,000.

First home buyer duty just above $800,000
Price First home buyer duty General duty
$800,000 $0 $30,187
$850,000 $9,797 $32,437
$900,000 $19,594 $34,687

So a home at $850,000 needs about $12,297 more in cash than one at $800,000 for an eligible first home buyer using a 5% deposit: $2,500 more deposit plus $9,797 in duty. That is why offers just over $800,000 deserve a careful look. The stamp duty calculator runs any price, and how much deposit for a $900k house covers the next step up.

What income do you need?

Income needed for the loan on a $800,000 purchase
Deposit Loan Single Couple
5% $760,000 about $165,600 about $174,000
10% $720,000 about $157,300 about $166,500
20% $640,000 about $140,700 about $151,700

For the income behind an $800,000 loan, see income needed for an $800k home loan, and for all the cash needed on the day, cash needed to buy an $800k home.

Does the 5% Deposit Scheme cover an $800,000 home everywhere?

Yes. In Sydney and the regional centres the cap is $1,500,000, and in the rest of NSW it is $800,000, so an $800,000 home sits exactly at the regional limit. A price of $800,001 outside the regional centres would fall outside the scheme.

Questions people ask

How much deposit do I need for an $800,000 house?

$40,000 with the 5% Deposit Scheme if you are eligible, $80,000 at 10% with LMI, or $160,000 to avoid LMI without help.

Do first home buyers pay stamp duty on $800,000?

No. The full exemption runs to $800,000 inclusive; a concession applies from there to $1,000,000.

Is it worth negotiating a home down to $800,000?

Often, for an eligible first home buyer: every dollar over $800,000 adds about 19.6 cents of duty plus your deposit share. The 5% Deposit Scheme checker confirms the cap for the postcode.

Charles Touma works out the deposit, duty and costs for the exact property and checks the scheme before you offer. A free 30-minute call covers what you could buy. Income on our assumptions: principal and interest at the 6% example rate, assessed at 9%, 30 years, no other debts. LMI ranges from published ANZ and Westpac examples; duty at the 2026-27 NSW rates. General information only, not credit advice; scheme rules and lender policies change, and eligibility is confirmed when you apply.

Sources: Housing Australia, 5% Deposit Scheme; Revenue NSW, First Home Buyers Assistance Scheme; Revenue NSW, transfer duty rates 2026-27, checked 20 October 2026.

General information only, not credit, legal or tax advice. Your situation is assessed properly before any recommendation. Government scheme details change; figures are current at the time of writing.