Australian mortgage calculator — LVR, stamp duty, LMI, repayments, and First Home Buyer concessions by state.
Real data. Real impact.
Growing
Developers
Per week
Open source
Skills give you superpowers. Install in 30 seconds.
Comprehensive mortgage calculations for Australian property buyers. All amounts in AUD.
LVR = (Loan Amount / Property Value) × 100Example:
Property: $800,000
Loan: $640,000
LVR: 80%
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
Monthly IO = Principal × (Annual Rate / 12)Example: $500,000 at 6.5%
Monthly IO: $2,708
| 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
| 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
| 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
| 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
| 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)
| 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
| 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
| 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 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
Note: Actual LMI varies by lender, LVR tier, loan amount, and borrower profile. Use lender calculators for exact quotes.
| 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 | — |
Basic rule of thumb:
Max Borrowing ≈ (Annual Income × 6) – Existing DebtsMore conservative: Max Borrowing ≈ (Annual Income × 5) – Existing Debts
Factors affecting actual borrowing power:
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.
No automatic installation available. Please visit the source repository for installation instructions.
View Installation Instructions
1,500+ AI skills, agents & workflows. Install in 30 seconds. Part of the Torly.ai family.
© 2026 Torly.ai. All rights reserved.