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    "name": "Aussie Mortgage Calc",
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        "label": "New install",
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  "documentation": {
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    "sections": [
      {
        "title": "Australian Mortgage Calculator",
        "body": "Comprehensive mortgage calculations for Australian property buyers. All amounts in AUD."
      },
      {
        "title": "LVR (Loan to Value Ratio)",
        "body": "LVR = (Loan Amount / Property Value) × 100\n\nExample:\n- Property: $800,000\n- Loan: $640,000\n- LVR: 80%"
      },
      {
        "title": "Monthly Repayment (P&I)",
        "body": "M = P × [r(1+r)^n] / [(1+r)^n – 1]\n\nWhere:\n- P = Principal (loan amount)\n- r = Monthly interest rate (annual rate / 12)\n- n = Total months (loan term × 12)\n\nExample: $500,000 loan at 6.5% over 30 years\n- Monthly rate: 0.065/12 = 0.00542\n- Months: 360\n- Monthly repayment: $3,160"
      },
      {
        "title": "Interest Only Repayment",
        "body": "Monthly IO = Principal × (Annual Rate / 12)\n\nExample: $500,000 at 6.5%\n- Monthly IO: $2,708"
      },
      {
        "title": "NSW (New South Wales)",
        "body": "Property ValueDuty Rate$0 – $16,0001.25%$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 excessOver $1,168,000$47,295 + 5.50% of excess\n\nFirst Home Buyer: Full exemption up to $800,000; concession $800,001-$1,000,000"
      },
      {
        "title": "VIC (Victoria)",
        "body": "Property ValueDuty Rate$0 – $25,0001.4%$25,001 – $130,000$350 + 2.4% of excess$130,001 – $960,000$2,870 + 6.0% of excessOver $960,0005.5% flat\n\nFirst Home Buyer: Full exemption up to $600,000; concession $600,001-$750,000"
      },
      {
        "title": "QLD (Queensland)",
        "body": "Property ValueDuty Rate$0 – $350,0001.0% (min $0)$350,001 – $540,000$3,500 + 3.5% of excess$540,001 – $1,000,000$10,150 + 4.5% of excessOver $1,000,000$30,850 + 5.75% of excess\n\nFirst Home Buyer: Full exemption up to $700,000 (for new homes); concession for established"
      },
      {
        "title": "WA (Western Australia)",
        "body": "Property ValueDuty Rate$0 – $120,0001.9%$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 excessOver $725,000$28,453 + 5.15% of excess\n\nFirst Home Buyer: Full exemption up to $430,000; concession $430,001-$530,000"
      },
      {
        "title": "SA (South Australia)",
        "body": "Property ValueDuty Rate$0 – $12,0001.0%$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 excessOver $500,000$21,330 + 5.5% of excess\n\nFirst Home Buyer: No stamp duty for properties up to $650,000 (eligible buyers)"
      },
      {
        "title": "TAS (Tasmania)",
        "body": "Property ValueDuty 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 excessOver $725,000$27,810 + 4.50% of excess\n\nFirst Home Buyer: 50% duty discount for properties up to $600,000"
      },
      {
        "title": "NT (Northern Territory)",
        "body": "Property ValueDuty Rate$0 – $525,000V = 0.06571441 × V^2 ÷ 1000Over $525,0005.45% flat minus $4,823.45\n\nFirst Home Buyer: Up to $18,601 discount for properties under $650,000"
      },
      {
        "title": "ACT (Australian Capital Territory)",
        "body": "Property ValueDuty 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 $100Over $1,455,000$63,910 + $4.54 per $100\n\nFirst Home Buyer: Full exemption up to $1,000,000 (income-tested)"
      },
      {
        "title": "LMI (Lenders Mortgage Insurance)",
        "body": "LMI is required when LVR > 80%. Estimated rates:\n\nLVRLMI as % of Loan80.01% – 85%0.5% – 1.0%85.01% – 90%1.5% – 2.5%90.01% – 95%3.0% – 4.5%\n\nExample: $600,000 loan at 90% LVR\n\nLMI estimate: ~$12,000 – $15,000 (can be added to loan)\n\nNote: Actual LMI varies by lender, LVR tier, loan amount, and borrower profile. Use lender calculators for exact quotes."
      },
      {
        "title": "First Home Owner Grant (FHOG)",
        "body": "StateGrant AmountProperty CapNSW$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$10,000No cap (new homes)ACTAbolished—"
      },
      {
        "title": "Borrowing Power (Quick Estimate)",
        "body": "Basic rule of thumb:\n\nMax Borrowing ≈ (Annual Income × 6) – Existing Debts\n\nMore conservative:\nMax Borrowing ≈ (Annual Income × 5) – Existing Debts\n\nFactors affecting actual borrowing power:\n\nIncome type (PAYG vs self-employed)\nExisting debts (credit cards, HECS, car loans)\nLiving expenses (HEM benchmark)\nInterest rate buffer (usually +3%)\nDependents"
      },
      {
        "title": "Key Contacts",
        "body": "Revenue NSW: revenue.nsw.gov.au\nState Revenue Victoria: sro.vic.gov.au\nQueensland Treasury: qld.gov.au/housing\nWA RevenueWA: wa.gov.au/revenuelicensing\nRevenueSA: revenuesa.sa.gov.au\nTasmania State Revenue: treasury.tas.gov.au\nNT Treasury: treasury.nt.gov.au\nACT Revenue: revenue.act.gov.au"
      },
      {
        "title": "Disclaimer",
        "body": "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.\n\nBuilt by Oney & Co — Helping Australians navigate lending with clarity."
      }
    ],
    "body": "Australian Mortgage Calculator\n\nComprehensive mortgage calculations for Australian property buyers. All amounts in AUD.\n\nQuick Calculations\nLVR (Loan to Value Ratio)\nLVR = (Loan Amount / Property Value) × 100\n\nExample:\n- Property: $800,000\n- Loan: $640,000\n- LVR: 80%\n\nMonthly Repayment (P&I)\nM = P × [r(1+r)^n] / [(1+r)^n – 1]\n\nWhere:\n- P = Principal (loan amount)\n- r = Monthly interest rate (annual rate / 12)\n- n = Total months (loan term × 12)\n\nExample: $500,000 loan at 6.5% over 30 years\n- Monthly rate: 0.065/12 = 0.00542\n- Months: 360\n- Monthly repayment: $3,160\n\nInterest Only Repayment\nMonthly IO = Principal × (Annual Rate / 12)\n\nExample: $500,000 at 6.5%\n- Monthly IO: $2,708\n\nStamp Duty by State (2024-25)\nNSW (New South Wales)\nProperty Value\tDuty Rate\n$0 – $16,000\t1.25%\n$16,001 – $35,000\t$200 + 1.50% of excess\n$35,001 – $93,000\t$485 + 1.75% of excess\n$93,001 – $351,000\t$1,500 + 3.50% of excess\n$351,001 – $1,168,000\t$10,530 + 4.50% of excess\nOver $1,168,000\t$47,295 + 5.50% of excess\n\nFirst Home Buyer: Full exemption up to $800,000; concession $800,001-$1,000,000\n\nVIC (Victoria)\nProperty Value\tDuty Rate\n$0 – $25,000\t1.4%\n$25,001 – $130,000\t$350 + 2.4% of excess\n$130,001 – $960,000\t$2,870 + 6.0% of excess\nOver $960,000\t5.5% flat\n\nFirst Home Buyer: Full exemption up to $600,000; concession $600,001-$750,000\n\nQLD (Queensland)\nProperty Value\tDuty Rate\n$0 – $350,000\t1.0% (min $0)\n$350,001 – $540,000\t$3,500 + 3.5% of excess\n$540,001 – $1,000,000\t$10,150 + 4.5% of excess\nOver $1,000,000\t$30,850 + 5.75% of excess\n\nFirst Home Buyer: Full exemption up to $700,000 (for new homes); concession for established\n\nWA (Western Australia)\nProperty Value\tDuty Rate\n$0 – $120,000\t1.9%\n$120,001 – $150,000\t$2,280 + 2.85% of excess\n$150,001 – $360,000\t$3,135 + 3.80% of excess\n$360,001 – $725,000\t$11,115 + 4.75% of excess\nOver $725,000\t$28,453 + 5.15% of excess\n\nFirst Home Buyer: Full exemption up to $430,000; concession $430,001-$530,000\n\nSA (South Australia)\nProperty Value\tDuty Rate\n$0 – $12,000\t1.0%\n$12,001 – $30,000\t$120 + 2.0% of excess\n$30,001 – $50,000\t$480 + 3.0% of excess\n$50,001 – $100,000\t$1,080 + 3.5% of excess\n$100,001 – $200,000\t$2,830 + 4.0% of excess\n$200,001 – $250,000\t$6,830 + 4.25% of excess\n$250,001 – $300,000\t$8,955 + 4.75% of excess\n$300,001 – $500,000\t$11,330 + 5.0% of excess\nOver $500,000\t$21,330 + 5.5% of excess\n\nFirst Home Buyer: No stamp duty for properties up to $650,000 (eligible buyers)\n\nTAS (Tasmania)\nProperty Value\tDuty Rate\n$0 – $3,000\t$50\n$3,001 – $25,000\t$50 + 1.75% of excess\n$25,001 – $75,000\t$435 + 2.25% of excess\n$75,001 – $200,000\t$1,560 + 3.50% of excess\n$200,001 – $375,000\t$5,935 + 4.00% of excess\n$375,001 – $725,000\t$12,935 + 4.25% of excess\nOver $725,000\t$27,810 + 4.50% of excess\n\nFirst Home Buyer: 50% duty discount for properties up to $600,000\n\nNT (Northern Territory)\nProperty Value\tDuty Rate\n$0 – $525,000\tV = 0.06571441 × V^2 ÷ 1000\nOver $525,000\t5.45% flat minus $4,823.45\n\nFirst Home Buyer: Up to $18,601 discount for properties under $650,000\n\nACT (Australian Capital Territory)\nProperty Value\tDuty Rate\n$0 – $260,000\t$0.60 per $100 or part\n$260,001 – $300,000\t$1,560 + $2.20 per $100\n$300,001 – $500,000\t$2,440 + $3.40 per $100\n$500,001 – $750,000\t$9,240 + $4.32 per $100\n$750,001 – $1,000,000\t$20,040 + $5.90 per $100\n$1,000,001 – $1,455,000\t$34,790 + $6.40 per $100\nOver $1,455,000\t$63,910 + $4.54 per $100\n\nFirst Home Buyer: Full exemption up to $1,000,000 (income-tested)\n\nLMI (Lenders Mortgage Insurance)\n\nLMI is required when LVR > 80%. Estimated rates:\n\nLVR\tLMI as % of Loan\n80.01% – 85%\t0.5% – 1.0%\n85.01% – 90%\t1.5% – 2.5%\n90.01% – 95%\t3.0% – 4.5%\n\nExample: $600,000 loan at 90% LVR\n\nLMI estimate: ~$12,000 – $15,000 (can be added to loan)\n\nNote: Actual LMI varies by lender, LVR tier, loan amount, and borrower profile. Use lender calculators for exact quotes.\n\nFirst Home Owner Grant (FHOG)\nState\tGrant Amount\tProperty Cap\nNSW\t$10,000\t$600,000 (new homes only)\nVIC\t$10,000\t$750,000 (regional: higher)\nQLD\t$30,000\t$750,000 (new homes only)\nWA\t$10,000\t$750,000 (new homes)\nSA\t$15,000\t$650,000 (new homes only)\nTAS\t$30,000\t$600,000 (new homes only)\nNT\t$10,000\tNo cap (new homes)\nACT\tAbolished\t—\nBorrowing Power (Quick Estimate)\n\nBasic rule of thumb:\n\nMax Borrowing ≈ (Annual Income × 6) – Existing Debts\n\nMore conservative:\nMax Borrowing ≈ (Annual Income × 5) – Existing Debts\n\n\nFactors affecting actual borrowing power:\n\nIncome type (PAYG vs self-employed)\nExisting debts (credit cards, HECS, car loans)\nLiving expenses (HEM benchmark)\nInterest rate buffer (usually +3%)\nDependents\nKey Contacts\nRevenue NSW: revenue.nsw.gov.au\nState Revenue Victoria: sro.vic.gov.au\nQueensland Treasury: qld.gov.au/housing\nWA RevenueWA: wa.gov.au/revenuelicensing\nRevenueSA: revenuesa.sa.gov.au\nTasmania State Revenue: treasury.tas.gov.au\nNT Treasury: treasury.nt.gov.au\nACT Revenue: revenue.act.gov.au\nDisclaimer\n\nThis 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.\n\nBuilt by Oney & Co — Helping Australians navigate lending with clarity."
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