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)

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LVR = (Loan Amount / Property Value) × 100

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

Monthly Repayment (P&I)

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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

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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:

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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.