Buying a home as a single parent isn't a smaller version of the market. It's a different path through it.
On a single income, two things decide what's possible: how much a lender will responsibly lend you, and which low-deposit doors are open. The Family Home Guarantee is one of those doors — it can let an eligible single parent or guardian buy with a small deposit and no LMI. Here's how the eligibility works, what income lenders may count, and how to budget for it honestly.
The Family Home Guarantee eligibility ladder.
These are the criteria to be eligible for the single-parent stream of the government's low-deposit scheme — not a promise of approval or a place. You still apply through a participating lender, who assesses whether the loan is right for you. Every rung has to be met.
A single parent or single legal guardian
You must be single (not married or in a de facto relationship) at the time you apply. Guardians count too, not only birth parents.
At least one dependent child
You need to have one or more dependent children in your care to qualify for this stream.
Australian citizen or permanent resident, 18+
You must be at least 18. From 1 October 2025 the scheme was extended to permanent residents, not just citizens.
You don't currently own property
You must not currently own a home or land, and you must intend to live in the home you buy. You don't have to be a first-time buyer — previous owners who no longer own can qualify.
The home is under the price cap for your area
Caps vary by location and changed on 1 October 2025 — for example around $1.5M for Sydney, $1.0M for Brisbane and the Gold Coast, $950k for Melbourne, $850k for Perth. Regional caps differ.
A deposit as small as 2% — and a place available
Eligible single parents can buy with a deposit as little as 2%, with no LMI. From 1 October 2025 annual place limits and income caps were removed, but scheme terms and availability can still change.
The Family Home Guarantee is a Housing Australia scheme. All figures above are subject to eligibility and availability; scheme terms are set by Housing Australia and can change. Meeting every rung does not guarantee approval or a place — you apply through a participating lender, who assesses the loan under responsible-lending rules. This is general information, not an offer of credit or personal advice. Confirm current details at housingaustralia.gov.au.
Why a single income is assessed differently — and how that plays to your advantage when it's done right.
One income, buffered
Lenders assess your repayments at a rate a few percent above the actual rate (a serviceability buffer) and against your real living costs — for a single-parent household that includes the children you support. It's deliberately conservative, so the loan stays affordable if rates move.
Every dollar of income is on the table
Salary or wages are the foundation, but some lenders may also consider child support, Family Tax Benefit or other regular income — each with its own rules and evidence. The mix that a lender accepts is what shapes your capacity.
Commitments count as much as income
Car loans, buy-now-pay-later, credit card limits and childcare costs all reduce borrowing capacity. Clearing or reducing them before you apply can do as much for your options as a pay rise.
Beyond your salary — the income single parents often ask about.
Whether these count, and at what proportion, is set by each lender and confirmed case by case. None of it is automatic — but the right lender for your situation can make a real difference.
Child support
Court-ordered or CSA-assessed child support may be counted by some lenders, usually needing documentation, a consistent payment history, and evidence it will continue — often for a minimum period tied to the child's age.
Family Tax Benefit
FTB Part A and B can be treated as income by some lenders, typically with a Centrelink statement and bank evidence, and again subject to the payments continuing for a set period based on your children's ages.
Centrelink parenting payments
Some payments are treated more cautiously than others. Policy varies widely, and these are usually strongest when combined with employment income rather than relied on alone.
Boarder or rental income
Rent from a spare room or investment can be considered by some lenders, generally at a discounted proportion to allow for vacancy and costs, and with a lease and deposit history to back it up.
The numbers that frame a single-parent purchase right now.
A low deposit gets you in the door; the cash rate and the price caps shape what's realistic in your area.
Sources: Housing Australia (Family Home Guarantee / Australian Government 5% Deposit Scheme, arrangements effective 1 October 2025); Reserve Bank of Australia (Cash Rate Target, as at July 2026). Scheme figures are subject to eligibility and availability and can change. Rates are indicative only, move with the cash rate, and are not an offer of credit. A comparison rate reflects the true cost of a loan including certain fees — see the caveat below.
A loan you can carry on one income is the whole point — not the biggest number a calculator shows.
Australian lenders are required to lend responsibly: to check that repayments fit your income and living expenses without substantial hardship. For a single-parent household that assessment is honest about the cost of raising children, and it's tested against a buffer above today's rate. That can feel conservative — but it's what keeps the home yours if rates rise or an income source changes.
Our job is to find the lender whose policies read your situation most fairly, and to structure the application so your real capacity is presented clearly — never to inflate figures to force an approval.
Borrowing capacity, deposit requirements and whether particular income is counted depend on the lender, the product and your circumstances, and are confirmed in writing. This is general information, not personal credit or financial advice.
Before you fall for a listing, get the numbers honest.
Count the true cost, not just the repayment
Rates, insurance, strata, maintenance and rising bills all land on one income. Build them in from the start so the mortgage isn't the only thing you can afford.
Keep a buffer for the months that go sideways
A sick child, a car repair, a gap in child support — a savings buffer is what turns those from crises into inconveniences. Lenders like to see it too.
Factor in the deposit's neighbours
A 2% deposit is only part of the upfront cost. Stamp duty (or a first-home concession), conveyancing and moving costs still apply — though first-home-buyer concessions vary by state and change.
Test it against a higher rate
Ask yourself what the repayment looks like if rates rise a percent or two. If that number still fits, you've bought yourself room. That's exactly what the lender's buffer is checking.
If the Family Home Guarantee isn't the fit, there are other doors.
A family member acting as guarantor, a gifted deposit, the First Home Super Saver scheme, or simply a lender whose single-income policy suits you better — the low-deposit path isn't the only one. We'll walk through which combination actually works for your numbers.
Other schemes and structures have their own eligibility rules and risks. First Home Owner Grants and stamp-duty concessions are state/territory-based and change frequently — confirm current details with your state revenue office. General information only.
Single-parent home loans, answered straight.
What is the Family Home Guarantee?
It's the single-parent stream of the Australian Government's low-deposit scheme, administered by Housing Australia. It lets an eligible single parent or single legal guardian buy a home with a deposit as small as 2% without paying Lenders Mortgage Insurance, because the government guarantees part of the loan. You apply through a participating lender, not Housing Australia directly. Eligibility and availability apply and scheme terms can change.
Who is eligible for the Family Home Guarantee?
Broadly, you need to be a single parent or single legal guardian with at least one dependent child, be at least 18, be an Australian citizen or permanent resident (permanent residents were included from 1 October 2025), not currently own property, and intend to live in the home. The property must be under the price cap for your area. Meeting these criteria makes you eligible to apply — it does not guarantee approval or a place.
Is there an income limit or a cap on places?
From 1 October 2025 the previous income caps and the annual limit on the number of places were removed for the scheme. That said, availability and scheme terms are set by Housing Australia and can change, so it's worth confirming the current position at housingaustralia.gov.au. Your lender still assesses whether the loan is affordable under responsible-lending rules.
Can child support or Family Tax Benefit count as income?
Sometimes. Some lenders may include court-ordered or CSA-assessed child support, and Family Tax Benefit, when working out your borrowing capacity — usually needing documentation, a consistent payment history, and evidence the income will continue for a minimum period. Policy differs between lenders and is confirmed case by case, which is exactly where comparing across a panel helps.
How much can I borrow on a single income?
It depends on your income and its make-up, your living expenses (including the cost of your children), your existing debts and the lender's policy. Lenders assess repayments against a buffer above the current rate to make sure the loan stays affordable. Rather than chase the largest possible number, we help you find a repayment that genuinely fits one income — and the lender most likely to agree.
What deposit do I actually need?
Under the Family Home Guarantee an eligible single parent can buy with a deposit as little as 2% and no LMI. Outside the scheme, deposits commonly range from around 5% (with LMI) up to 20% (to avoid LMI). Remember the deposit isn't the only upfront cost — allow for stamp duty (or a first-home concession where it applies) and conveyancing. We'll give you a realistic all-in figure for your situation.
Let's find out what's genuinely possible on your income.
Tell us about your household, your income and where you'd like to buy — we'll check your Family Home Guarantee eligibility, compare lenders across our panel, and map a repayment that fits one income. No credit check to start.
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