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.
Built by Oney & Co — Helping Australians navigate lending with clarity.
1---2name: aussie-mortgage-calc3description: Australian mortgage calculator — LVR, stamp duty, LMI, repayments, and First Home Buyer concessions by state.4---5
6# Australian Mortgage Calculator
7
8Comprehensive mortgage calculations for Australian property buyers. All amounts in AUD.
9
10## Quick Calculations
11
12### LVR (Loan to Value Ratio)
13```
14LVR = (Loan Amount / Property Value) × 100
15
16Example:
17- Property: $800,000
18- Loan: $640,000
19- LVR: 80%
20```
21
22### Monthly Repayment (P&I)
23```
24M = P × [r(1+r)^n] / [(1+r)^n – 1]
25
26Where:
27- P = Principal (loan amount)
28- r = Monthly interest rate (annual rate / 12)
29- n = Total months (loan term × 12)
30
31Example: $500,000 loan at 6.5% over 30 years
32- Monthly rate: 0.065/12 = 0.00542
33- Months: 360
34- Monthly repayment: $3,160
35```
36
37### Interest Only Repayment
38```
39Monthly IO = Principal × (Annual Rate / 12)
40
41Example: $500,000 at 6.5%
42- Monthly IO: $2,708
43```
44
45---
46
47## Stamp Duty by State (2024-25)
48
49### NSW (New South Wales)
50| Property Value | Duty Rate |
51|----------------|-----------|
52| $0 – $16,000 | 1.25% |
53| $16,001 – $35,000 | $200 + 1.50% of excess |
54| $35,001 – $93,000 | $485 + 1.75% of excess |
55| $93,001 – $351,000 | $1,500 + 3.50% of excess |
56| $351,001 – $1,168,000 | $10,530 + 4.50% of excess |
57| Over $1,168,000 | $47,295 + 5.50% of excess |
58
59**First Home Buyer**: Full exemption up to $800,000; concession $800,001-$1,000,000
60
61### VIC (Victoria)
62| Property Value | Duty Rate |
63|----------------|-----------|
64| $0 – $25,000 | 1.4% |
65| $25,001 – $130,000 | $350 + 2.4% of excess |
66| $130,001 – $960,000 | $2,870 + 6.0% of excess |
67| Over $960,000 | 5.5% flat |
68
69**First Home Buyer**: Full exemption up to $600,000; concession $600,001-$750,000
70
71### QLD (Queensland)
72| Property Value | Duty Rate |
73|----------------|-----------|
74| $0 – $350,000 | 1.0% (min $0) |
75| $350,001 – $540,000 | $3,500 + 3.5% of excess |
76| $540,001 – $1,000,000 | $10,150 + 4.5% of excess |
77| Over $1,000,000 | $30,850 + 5.75% of excess |
78
79**First Home Buyer**: Full exemption up to $700,000 (for new homes); concession for established
80
81### WA (Western Australia)
82| Property Value | Duty Rate |
83|----------------|-----------|
84| $0 – $120,000 | 1.9% |
85| $120,001 – $150,000 | $2,280 + 2.85% of excess |
86| $150,001 – $360,000 | $3,135 + 3.80% of excess |
87| $360,001 – $725,000 | $11,115 + 4.75% of excess |
88| Over $725,000 | $28,453 + 5.15% of excess |
89
90**First Home Buyer**: Full exemption up to $430,000; concession $430,001-$530,000
91
92### SA (South Australia)
93| Property Value | Duty Rate |
94|----------------|-----------|
95| $0 – $12,000 | 1.0% |
96| $12,001 – $30,000 | $120 + 2.0% of excess |
97| $30,001 – $50,000 | $480 + 3.0% of excess |
98| $50,001 – $100,000 | $1,080 + 3.5% of excess |
99| $100,001 – $200,000 | $2,830 + 4.0% of excess |
100| $200,001 – $250,000 | $6,830 + 4.25% of excess |
101| $250,001 – $300,000 | $8,955 + 4.75% of excess |
102| $300,001 – $500,000 | $11,330 + 5.0% of excess |
103| Over $500,000 | $21,330 + 5.5% of excess |
104
105**First Home Buyer**: No stamp duty for properties up to $650,000 (eligible buyers)
106
107### TAS (Tasmania)
108| Property Value | Duty Rate |
109|----------------|-----------|
110| $0 – $3,000 | $50 |
111| $3,001 – $25,000 | $50 + 1.75% of excess |
112| $25,001 – $75,000 | $435 + 2.25% of excess |
113| $75,001 – $200,000 | $1,560 + 3.50% of excess |
114| $200,001 – $375,000 | $5,935 + 4.00% of excess |
115| $375,001 – $725,000 | $12,935 + 4.25% of excess |
116| Over $725,000 | $27,810 + 4.50% of excess |
117
118**First Home Buyer**: 50% duty discount for properties up to $600,000
119
120### NT (Northern Territory)
121| Property Value | Duty Rate |
122|----------------|-----------|
123| $0 – $525,000 | V = 0.06571441 × V^2 ÷ 1000 |
124| Over $525,000 | 5.45% flat minus $4,823.45 |
125
126**First Home Buyer**: Up to $18,601 discount for properties under $650,000
127
128### ACT (Australian Capital Territory)
129| Property Value | Duty Rate |
130|----------------|-----------|
131| $0 – $260,000 | $0.60 per $100 or part |
132| $260,001 – $300,000 | $1,560 + $2.20 per $100 |
133| $300,001 – $500,000 | $2,440 + $3.40 per $100 |
134| $500,001 – $750,000 | $9,240 + $4.32 per $100 |
135| $750,001 – $1,000,000 | $20,040 + $5.90 per $100 |
136| $1,000,001 – $1,455,000 | $34,790 + $6.40 per $100 |
137| Over $1,455,000 | $63,910 + $4.54 per $100 |
138
139**First Home Buyer**: Full exemption up to $1,000,000 (income-tested)
140
141---
142
143## LMI (Lenders Mortgage Insurance)
144
145LMI is required when LVR > 80%. Estimated rates:
146
147| LVR | LMI as % of Loan |
148|-----|------------------|
149| 80.01% – 85% | 0.5% – 1.0% |
150| 85.01% – 90% | 1.5% – 2.5% |
151| 90.01% – 95% | 3.0% – 4.5% |
152
153**Example**: $600,000 loan at 90% LVR
154- LMI estimate: ~$12,000 – $15,000 (can be added to loan)
155
156> Note: Actual LMI varies by lender, LVR tier, loan amount, and borrower profile. Use lender calculators for exact quotes.
157
158---
159
160## First Home Owner Grant (FHOG)
161
162| State | Grant Amount | Property Cap |
163|-------|--------------|--------------|
164| NSW | $10,000 | $600,000 (new homes only) |
165| VIC | $10,000 | $750,000 (regional: higher) |
166| QLD | $30,000 | $750,000 (new homes only) |
167| WA | $10,000 | $750,000 (new homes) |
168| SA | $15,000 | $650,000 (new homes only) |
169| TAS | $30,000 | $600,000 (new homes only) |
170| NT | $10,000 | No cap (new homes) |
171| ACT | Abolished | — |
172
173---
174
175## Borrowing Power (Quick Estimate)
176
177Basic rule of thumb:
178```
179Max Borrowing ≈ (Annual Income × 6) – Existing Debts
180
181More conservative:
182Max Borrowing ≈ (Annual Income × 5) – Existing Debts
183```
184
185Factors affecting actual borrowing power:
186- Income type (PAYG vs self-employed)
187- Existing debts (credit cards, HECS, car loans)
188- Living expenses (HEM benchmark)
189- Interest rate buffer (usually +3%)
190- Dependents
191
192---
193
194## Key Contacts
195
196- **Revenue NSW**: revenue.nsw.gov.au
197- **State Revenue Victoria**: sro.vic.gov.au
198- **Queensland Treasury**: qld.gov.au/housing
199- **WA RevenueWA**: wa.gov.au/revenuelicensing
200- **RevenueSA**: revenuesa.sa.gov.au
201- **Tasmania State Revenue**: treasury.tas.gov.au
202- **NT Treasury**: treasury.nt.gov.au
203- **ACT Revenue**: revenue.act.gov.au
204
205---
206
207## Disclaimer
208
209This 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.
210
211**Built by [Oney & Co](https://oneyco.com.au)** — Helping Australians navigate lending with clarity.
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