Buying a first home is one of the biggest financial decisions most Australians make. Here's what matters most:
Build genuine savings over at least 3 months to demonstrate savings discipline to lenders
Understand borrowing capacity isn't the same as comfortable repayment capacity—stress test your budget
Pre-approval matters, but verified pre-approval backed by full documentation is what counts when making offers
Hidden costs beyond the purchase price add 3-6% to total outlay (stamp duty, legal fees, inspections, moving costs)
Property location impacts both lifestyle and long-term capital growth—prioritize location over property size where possible
First home buyers make predictable mistakes: over-borrowing, skipping inspections, emotional decisions, and ignoring total ownership costs
The purchase process typically takes 8-12 weeks from making an offer to settlement for established properties
Working with professionals (brokers, conveyancers, building inspectors) costs money upfront but saves multiples in mistakes avoided
Buying a first home isn't just about saving a deposit and getting a loan. It's about understanding a complex process full of moving parts, timing considerations, hidden costs, and potential missteps that can cost tens of thousands of dollars or years of regret.
First home buyers who approach the process strategically—understanding what matters, what doesn't, and what deserves careful attention—consistently achieve better outcomes than those who wing it or rely solely on enthusiasm and optimism.
Think of buying property like learning to drive. Everyone gets excited about the destination, but the journey involves rules, risks, and skills that separate confident drivers from dangerous ones. First home buyers need their L-plates before hitting the highway.
Lenders will tell first home buyers what they can borrow based on income, expenses, and existing commitments. That's borrowing capacity. It's not the same as what buyers should borrow or can comfortably afford.
A couple earning $150,000 combined might receive pre-approval for $800,000. That's exciting—it opens up property options that seemed out of reach. But here's the question nobody asks enough: what do the repayments actually look like at different interest rates?
At 6.5%, an $800,000 loan costs approximately $5,055 per month. That's manageable on $150,000 income. But what if rates rise to 7.5%? Repayments jump to $5,595 per month—an extra $540. What if rates hit 8.5%? Now it's $6,155 per month.
Borrowing capacity calculations use current rates plus serviceability buffers, but first home buyers need to stress-test personally: could they afford repayments if rates rose 2%? What would they cut from their budget? Could they still save? What about emergency expenses?
A useful rule: mortgage repayments shouldn't exceed 30% of gross household income for comfortable living. On $150,000 income, that's $3,750 per month. That suggests a loan around $600,000-$650,000 at current rates—not $800,000.
That $150,000-$200,000 difference in borrowing might feel disappointing, but it's also the difference between comfortable homeownership and financial stress. First home buyers don't just buy properties—they buy lifestyles and stress levels.
Lenders want to see genuine savings—money saved consistently over time, typically at least 3 months. This isn't arbitrary; it demonstrates financial discipline and ability to manage money.
Yes:
Regular savings deposited into accounts over 3+ months
Salary sacrificed into savings accounts
Term deposits held for 3+ months
Consistent savings patterns shown in bank statements
Maybe (depending on lender):
Gifts from family (some lenders accept, some don't)
Tax refunds or bonuses saved for 3+ months
Sale of assets (cars, shares) if held long-term
No:
Loans from family or friends
Recent windfalls or one-off deposits
Money borrowed or moved between accounts to "create" savings
Cryptocurrency recently converted to cash
Lenders know that buyers who saved $40,000 over two years by consistently setting aside $800 per fortnight are more likely to manage $2,000 per month mortgage repayments than buyers who received a $40,000 gift and never saved independently.
Savings discipline is evidence of financial maturity. First home buyers who game this by moving money around might technically meet requirements, but they're also lying to themselves about their ability to manage mortgage commitments.
Not all pre-approvals are created equal. The gap between conditional pre-approval and verified pre-approval can be the difference between making confident offers and experiencing heartbreak.
This is the quick version:
Based on information provided by the borrower
Minimal documentation reviewed
Subject to full verification before final approval
Can be withdrawn or reduced if documentation doesn't match application
Conditional pre-approval is useful for understanding ballpark borrowing capacity, but it's not what smart buyers rely on when making offers.
This is the gold standard:
Full documentation submitted and verified (payslips, tax returns, bank statements)
Lender has completed serviceability assessment
Credit checks completed
Conditional only on finding a suitable property and property valuation
Verified pre-approval is what buyers should have before making serious offers. It's the difference between an offer that has legs and an offer that collapses when reality hits during formal application.
Pre-approval typically lasts 3-6 months. If buyers don't find a property within that window, they'll need to refresh pre-approval with updated financials. Life changes—new jobs, income changes, new debts—can affect pre-approval outcomes.
First home buyers should treat pre-approval as a living document, not a static guarantee.
First home buyers consistently underestimate total costs beyond the purchase price. Budgeting for the obvious (deposit, purchase price) while ignoring the hidden can derail purchases or leave buyers financially stretched immediately after settlement.
Stamp duty
Varies by state; first home buyers often receive exemptions or concessions, but not always full exemptions. In WA, stamp duty can still apply depending on property value and buyer circumstances. Budget 2-4% of purchase price unless confirmed exempt.
Legal/conveyancing fees
$1,200-$2,500 for conveyancing services to handle contract review, settlement, and title transfer.
Building and pest inspections
$400-$800 combined. Non-negotiable for established properties. Skipping inspections to save a few hundred dollars is one of the most expensive mistakes first home buyers make.
Lender fees
Application fees ($200-$600), valuation fees ($200-$400), mortgage registration fees ($150-$200).
Moving costs
$500-$3,000 depending on distance, volume, and whether using professionals or DIY.
Immediate repairs or improvements
Even well-maintained properties often need immediate attention—locks changed, carpets cleaned, minor repairs. Budget $2,000-$5,000 for immediate move-in costs.
Emergency buffer
Life happens after settlement: hot water systems fail, appliances break, unexpected repairs emerge. First home buyers with zero buffer face stress or credit card debt immediately.
Total hidden costs:
Plan for 3-6% of purchase price beyond deposit and purchase price. On a $600,000 property, that's $18,000-$36,000. Many first home buyers budget zero for this and face immediate financial pressure.
First home buyers face a common dilemma: larger property in a less desirable location, or smaller property in a prime location?
Real estate cliché though it is, location matters more than property characteristics for long-term value. First home buyers can renovate kitchens, add rooms, or modernize bathrooms. They can't change proximity to employment, schools, transport, and amenities.
Properties in strong locations with consistent demand, low vacancy, and proximity to infrastructure appreciate more reliably than large properties in fringe locations with limited employment or lifestyle appeal.
Employment access
Proximity to job centers, CBDs, or major employment hubs. Remote work hasn't eliminated the value of location convenience.
Transport infrastructure
Train stations, major roads, public transport options. Infrastructure drives long-term value.
Amenities and lifestyle
Schools, shopping, healthcare, parks, cafes, entertainment. These create livability, which creates demand.
Supply constraints
Established suburbs with limited land for new development maintain value better than areas with unlimited sprawl potential.
Future development
Planned infrastructure (new train lines, hospitals, universities) signals future value growth.
First home buyers should view properties as potential, not perfection. A dated kitchen or ugly bathroom in a great location is a better long-term investment than a magazine-worthy home in a weak location.
Cosmetic issues are fixable. Location isn't.
Borrowing $800,000 because a lender approves it doesn't make it smart. First home buyers who maximize borrowing eliminate financial flexibility, making them vulnerable to rate rises, income changes, or unexpected expenses.
Fix: Borrow conservatively. Leave room for life, savings, and rate fluctuations.
Saving $600 on inspections can cost $60,000 in undiscovered structural issues, termite damage, or faulty plumbing. Inspections provide professional assessment and negotiating leverage.
Fix: Always inspect. Factor inspection costs into offer budgets.
Emotional attachment clouds judgment. Buyers who fall in love skip inspections, ignore red flags, and overpay because they've mentally moved in before completing due diligence.
Fix: Stay analytical until after settlement. Love the house once it's yours, not while negotiating.
For apartments and townhouses, strata scheme health matters enormously. Underfunded sinking funds, upcoming major works, or dysfunctional committees create financial and lifestyle nightmares.
Fix: Review strata reports thoroughly. Check sinking fund balances, meeting minutes, and planned works. Walk away from schemes with major financial or governance issues.
Some buyers calculate affordability based on both partners working full-time indefinitely. What happens if one partner reduces hours for parenting, study, or health? What if one loses a job?
Fix: Stress test affordability assuming single income or reduced household income for periods.
Mortgages aren't the only cost of ownership. Council rates, water rates, insurance, maintenance, and strata fees (for units) add thousands annually.
Fix: Budget total ownership costs—not just mortgage repayments.
Understanding the timeline helps first home buyers plan and reduces stress.
Build deposit savings
Organize finances and documentation
Obtain verified pre-approval
Research suburbs and property types
Attend open homes and auctions
Make offer or bid at auction
Negotiate price and conditions
Sign contract of sale
Pay deposit (usually 5-10% of purchase price)
Begin cooling-off period (varies by state; doesn't apply to auction purchases)
Conduct building and pest inspections
Review contract with conveyancer
Review strata report (if applicable)
Confirm finance approval progressing
Exercise cooling-off rights if issues discovered
Formal loan application lodged
Lender conducts property valuation
Final documentation submitted
Loan formally approved
Prepare for settlement
Final property inspection (ensure condition unchanged)
Confirm settlement arrangements with conveyancer
Arrange insurance (active from settlement)
Organize utilities connections
Prepare for moving
Funds transferred
Title transfers to buyer
Keys collected
Ownership official
Total timeline: 8-12 weeks from offer to settlement for established properties. New builds or complex situations take longer.
First home buyers sometimes try to save money by going direct to lenders, handling conveyancing themselves, or skipping inspections. This is penny-wise, pound-foolish.
Good brokers:
Access multiple lenders and products unavailable directly to consumers
Understand lending criteria across lender panels
Structure applications for optimal approval odds
Negotiate better rates and terms
Guide first home buyers through documentation requirements
Broker services are typically free to borrowers (paid by lenders via commissions), though some charge fees for complex scenarios.
Conveyancers handle legal aspects:
Contract review and explanation
Property searches and due diligence
Settlement coordination
Title transfer
Financial settlements between parties
Legal fees ($1,200-$2,500) are worth every dollar. Conveyancing errors or missed contract clauses can cost tens of thousands.
Professional inspectors identify:
Structural issues (cracks, movement, foundation problems)
Pest damage (termites, borers)
Electrical or plumbing defects
Safety hazards
Major maintenance requirements
Inspection reports provide negotiating power ("we'll proceed at $X below asking to account for discovered issues") or deal-breakers that save buyers from disasters.
First home buyers often obsess over perfect timing: "Should I wait for prices to fall?" "What if interest rates drop further?" "What if I buy and values decline?"
Here's the reality: nobody times markets perfectly. Buyers who wait for perfect conditions often wait indefinitely, paying rent while property prices rise faster than they can save.
Consider a buyer in Perth in 2023 who delayed purchasing, hoping for price falls. Perth property prices have since risen substantially. That buyer is now priced out of suburbs they could have afforded two years ago, and their deposit—once sufficient—is now inadequate.
Waiting carries risk, just like buying does. The question isn't "Is this the perfect time?" but "Does buying now make sense for my circumstances, goals, and financial position?"
First homes don't need to be forever homes. Many first home buyers put excessive pressure on finding the "perfect" property, delaying action.
Better to buy a solid property in a good location that builds equity and experience, then upgrade later. Property ownership creates leverage for future purchases and builds wealth through forced savings (mortgage repayments) and capital growth.
The first property is rarely the last property. It's a foundation, not a destination.
First home buyers don't need order-takers who process applications. They need strategic guidance that considers the full picture: borrowing capacity, loan structure, property selection, timing, and long-term goals.
Mountway Finance approaches first home buyers as individuals with unique circumstances, not as standard applications. The goal isn't just approval—it's setting up first home buyers for long-term success, comfortable repayments, and strategic property ownership.
First home buyers who work with advisers who care about outcomes, not just commissions, consistently achieve better results: lower rates, better loan structures, smarter property choices, and confidence throughout the process.
Ready to approach your first home purchase strategically? The Mountway team brings first home buyer expertise, lender knowledge, and genuine care to every conversation. Book a chat today and let's build your first home plan intelligently—no fluff, just facts and strategy.