aussie-mortgage-calc
Australian mortgage calculator — LVR, stamp duty, LMI, repayments, and First Home Buyer concessions by state.
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
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)
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.
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 | — |
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
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
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.
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