澳洲房贷计算器：LVR、印花税及还款计算 - Openclaw Skills
作者：互联网
2026-03-26
数值计算
什么是 澳洲房贷计算器？
澳洲房贷计算器是专门为澳大利亚房产市场量身定制的专业金融工具。它允许用户和开发人员以编程方式估算贷款价值比 (LVR)、本息同还 (P&I) 以及仅付利息的成本。作为 Openclaw Skills 的核心组件，该工具通过提供澳大利亚各州和领地最新的印花税表和首次置业津贴 (FHOG) 资格标准，简化了复杂的州税计算。
该技能旨在为购房者和投资者提供清晰的指引，处理本地金融变量，如年度利率缓冲和贷款机构房贷保险 (LMI) 等级。无论您是在构建房地产平台还是计划个人购买，此技能都能提供驾驭澳大利亚贷款市场所需的技术精度。
下载入口:https://github.com/openclaw/skills/tree/main/skills/tianshizhimao-sudo/aussie-mortgage-calc
安装与下载
1. ClawHub CLI
从源直接安装技能的最快方式。
npx clawhub@latest install aussie-mortgage-calc
2. 手动安装
将技能文件夹复制到以下位置之一
全局模式~/.openclaw/skills/
工作区
/skills/ 优先级：工作区 > 本地 > 内置
3. 提示词安装
将此提示词复制到 OpenClaw 即可自动安装。
请帮我使用 Clawhub 安装 aussie-mortgage-calc。如果尚未安装 Clawhub，请先安装（npm i -g clawhub）。
澳洲房贷计算器 应用场景
- 估算新南威尔士州、维多利亚州、昆士兰州及澳大利亚其他地区的每月房贷还款额。
- 计算前端购置成本，包括印花税和贷款机构房贷保险 (LMI)。
- 根据各州特定的房产上限，确定首次置业者优惠和津贴的资格。
- 根据收入债务比进行快速还贷能力评估。
- 用户在 Openclaw Skills 界面中输入核心财务数据，包括房产价值、贷款金额和利率。
- 该技能计算贷款价值比 (LVR)，以确定贷款是否超过 80% 的 LMI 阈值。
- 参考当前 2024-25 年度各州特定的税率档位，计算精确的印花税义务。
- 逻辑处理首次置业者身份，根据房产所在地应用相关的免税或优惠政策。
- 该技能输出月供、总前端成本和潜在津贴金额的结构化摘要。
澳洲房贷计算器 配置指南
要将此技能集成到您的环境中，请确保已安装核心框架。然后，您可以在本地配置中引用澳洲房贷计算器。
# 示例：如何在项目中构建技能引用
# 除了 Openclaw 环境外，不需要繁重的外部依赖
澳洲房贷计算器 数据架构与分类体系
该技能使用澳大利亚房产交易的标准架构来组织财务数据：
| 属性 | 描述 | 单位 |
|---|---|---|
| 房产价值 | 资产的总购买价格 | 澳元 |
| 贷款金额 | 借贷的本金金额 | 澳元 |
| LVR | 计算得出的贷款与房产价值之比 | 百分比 |
| 印花税 | 根据 2024-25 税率计算的州税 | 澳元 |
| FHOG | 首次置业津贴资格金额 | 澳元 |
| 每月还款 | 估算的本息同还或仅付利息金额 | 澳元 |
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
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.
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