--- name: aussie-mortgage-calc description: Australian mortgage calculator — LVR, stamp duty, LMI, repayments, and First Home Buyer concessions by state. homepage: https://oneyco.com.au ---

Australian Mortgage Calculator

Comprehensive mortgage calculations for Australian property buyers. All amounts in AUD.

Quick Calculations

LVR (Loan to Value Ratio)

LVR = (Loan Amount / Property Value) × 100

Example:
- Property: $800,000
- Loan: $640,000
- LVR: 80%

Monthly Repayment (P&I)

M = P × [r(1+r)^n] / [(1+r)^n – 1]

Where:
- P = Principal (loan amount)
- r = Monthly interest rate (annual rate / 12)
- n = Total months (loan term × 12)

Example: $500,000 loan at 6.5% over 30 years
- Monthly rate: 0.065/12 = 0.00542
- Months: 360
- Monthly repayment: $3,160

Interest Only Repayment

Monthly IO = Principal × (Annual Rate / 12)

Example: $500,000 at 6.5%
- Monthly IO: $2,708

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Stamp Duty by State (2024-25)

NSW (New South Wales)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $16,000 | 1.25% | | $16,001 – $35,000 | $200 + 1.50% of excess | | $35,001 – $93,000 | $485 + 1.75% of excess | | $93,001 – $351,000 | $1,500 + 3.50% of excess | | $351,001 – $1,168,000 | $10,530 + 4.50% of excess | | Over $1,168,000 | $47,295 + 5.50% of excess |

First Home Buyer: Full exemption up to $800,000; concession $800,001-$1,000,000

VIC (Victoria)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $25,000 | 1.4% | | $25,001 – $130,000 | $350 + 2.4% of excess | | $130,001 – $960,000 | $2,870 + 6.0% of excess | | Over $960,000 | 5.5% flat |

First Home Buyer: Full exemption up to $600,000; concession $600,001-$750,000

QLD (Queensland)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $350,000 | 1.0% (min $0) | | $350,001 – $540,000 | $3,500 + 3.5% of excess | | $540,001 – $1,000,000 | $10,150 + 4.5% of excess | | Over $1,000,000 | $30,850 + 5.75% of excess |

First Home Buyer: Full exemption up to $700,000 (for new homes); concession for established

WA (Western Australia)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $120,000 | 1.9% | | $120,001 – $150,000 | $2,280 + 2.85% of excess | | $150,001 – $360,000 | $3,135 + 3.80% of excess | | $360,001 – $725,000 | $11,115 + 4.75% of excess | | Over $725,000 | $28,453 + 5.15% of excess |

First Home Buyer: Full exemption up to $430,000; concession $430,001-$530,000

SA (South Australia)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $12,000 | 1.0% | | $12,001 – $30,000 | $120 + 2.0% of excess | | $30,001 – $50,000 | $480 + 3.0% of excess | | $50,001 – $100,000 | $1,080 + 3.5% of excess | | $100,001 – $200,000 | $2,830 + 4.0% of excess | | $200,001 – $250,000 | $6,830 + 4.25% of excess | | $250,001 – $300,000 | $8,955 + 4.75% of excess | | $300,001 – $500,000 | $11,330 + 5.0% of excess | | Over $500,000 | $21,330 + 5.5% of excess |

First Home Buyer: No stamp duty for properties up to $650,000 (eligible buyers)

TAS (Tasmania)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $3,000 | $50 | | $3,001 – $25,000 | $50 + 1.75% of excess | | $25,001 – $75,000 | $435 + 2.25% of excess | | $75,001 – $200,000 | $1,560 + 3.50% of excess | | $200,001 – $375,000 | $5,935 + 4.00% of excess | | $375,001 – $725,000 | $12,935 + 4.25% of excess | | Over $725,000 | $27,810 + 4.50% of excess |

First Home Buyer: 50% duty discount for properties up to $600,000

NT (Northern Territory)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $525,000 | V = 0.06571441 × V^2 ÷ 1000 | | Over $525,000 | 5.45% flat minus $4,823.45 |

First Home Buyer: Up to $18,601 discount for properties under $650,000

ACT (Australian Capital Territory)

| Property Value | Duty Rate | |----------------|-----------| | $0 – $260,000 | $0.60 per $100 or part | | $260,001 – $300,000 | $1,560 + $2.20 per $100 | | $300,001 – $500,000 | $2,440 + $3.40 per $100 | | $500,001 – $750,000 | $9,240 + $4.32 per $100 | | $750,001 – $1,000,000 | $20,040 + $5.90 per $100 | | $1,000,001 – $1,455,000 | $34,790 + $6.40 per $100 | | Over $1,455,000 | $63,910 + $4.54 per $100 |

First Home Buyer: Full exemption up to $1,000,000 (income-tested)

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LMI (Lenders Mortgage Insurance)

LMI is required when LVR > 80%. Estimated rates:

| LVR | LMI as % of Loan | |-----|------------------| | 80.01% – 85% | 0.5% – 1.0% | | 85.01% – 90% | 1.5% – 2.5% | | 90.01% – 95% | 3.0% – 4.5% |

Example: $600,000 loan at 90% LVR

• LMI estimate: ~$12,000 – $15,000 (can be added to loan)

> Note: Actual LMI varies by lender, LVR tier, loan amount, and borrower profile. Use lender calculators for exact quotes.

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First Home Owner Grant (FHOG)

| State | Grant Amount | Property Cap | |-------|--------------|--------------| | NSW | $10,000 | $600,000 (new homes only) | | VIC | $10,000 | $750,000 (regional: higher) | | QLD | $30,000 | $750,000 (new homes only) | | WA | $10,000 | $750,000 (new homes) | | SA | $15,000 | $650,000 (new homes only) | | TAS | $30,000 | $600,000 (new homes only) | | NT | $10,000 | No cap (new homes) | | ACT | Abolished | — |

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Borrowing Power (Quick Estimate)

Basic rule of thumb:

Max Borrowing ≈ (Annual Income × 6) – Existing Debts

More conservative:
Max Borrowing ≈ (Annual Income × 5) – Existing Debts

Factors affecting actual borrowing power:

• Income type (PAYG vs self-employed)
• Existing debts (credit cards, HECS, car loans)
• Living expenses (HEM benchmark)
• Interest rate buffer (usually +3%)
• Dependents

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Key Contacts

• Revenue NSW: revenue.nsw.gov.au
• State Revenue Victoria: sro.vic.gov.au
• Queensland Treasury: qld.gov.au/housing
• WA RevenueWA: wa.gov.au/revenuelicensing
• RevenueSA: revenuesa.sa.gov.au
• Tasmania State Revenue: treasury.tas.gov.au
• NT Treasury: treasury.nt.gov.au
• ACT Revenue: revenue.act.gov.au

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Disclaimer

This skill provides estimates for educational purposes only. Stamp duty rates, concessions, and grants change periodically. Always verify with official state revenue offices and consult a qualified mortgage broker or financial advisor before making property decisions.

Built by Oney & Co — Helping Australians navigate lending with clarity.