# Send Aussie Mortgage Calc to your agent
Hand the extracted package to your coding agent with a concrete install brief instead of figuring it out manually.
## Fast path
- Download the package from Yavira.
- Extract it into a folder your agent can access.
- Paste one of the prompts below and point your agent at the extracted folder.
## Suggested prompts
### New install

```text
I downloaded a skill package from Yavira. Read SKILL.md from the extracted folder and install it by following the included instructions. Tell me what you changed and call out any manual steps you could not complete.
```
### Upgrade existing

```text
I downloaded an updated skill package from Yavira. Read SKILL.md from the extracted folder, compare it with my current installation, and upgrade it while preserving any custom configuration unless the package docs explicitly say otherwise. Summarize what changed and any follow-up checks I should run.
```
## Machine-readable fields
```json
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        "Review SKILL.md after the package is downloaded.",
        "Confirm the extracted package contains the expected setup assets."
      ],
      "postInstallChecks": [
        "Confirm the extracted package includes the expected docs or setup files.",
        "Validate the skill or prompts are available in your target agent workspace.",
        "Capture any manual follow-up steps the agent could not complete."
      ]
    }
  },
  "links": {
    "detailUrl": "https://openagent3.xyz/skills/aussie-mortgage-calc",
    "downloadUrl": "https://openagent3.xyz/downloads/aussie-mortgage-calc",
    "agentUrl": "https://openagent3.xyz/skills/aussie-mortgage-calc/agent",
    "manifestUrl": "https://openagent3.xyz/skills/aussie-mortgage-calc/agent.json",
    "briefUrl": "https://openagent3.xyz/skills/aussie-mortgage-calc/agent.md"
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}
```
## Documentation

### Australian Mortgage Calculator

Comprehensive mortgage calculations for Australian property buyers. All amounts in AUD.

### 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

### NSW (New South Wales)

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

First Home Buyer: Full exemption up to $800,000; concession $800,001-$1,000,000

### VIC (Victoria)

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

First Home Buyer: Full exemption up to $600,000; concession $600,001-$750,000

### QLD (Queensland)

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

First Home Buyer: Full exemption up to $700,000 (for new homes); concession for established

### WA (Western Australia)

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

First Home Buyer: Full exemption up to $430,000; concession $430,001-$530,000

### SA (South Australia)

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

First Home Buyer: No stamp duty for properties up to $650,000 (eligible buyers)

### TAS (Tasmania)

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

First Home Buyer: 50% duty discount for properties up to $600,000

### NT (Northern Territory)

Property ValueDuty Rate$0 – $525,000V = 0.06571441 × V^2 ÷ 1000Over $525,0005.45% flat minus $4,823.45

First Home Buyer: Up to $18,601 discount for properties under $650,000

### ACT (Australian Capital Territory)

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

First Home Buyer: Full exemption up to $1,000,000 (income-tested)

### LMI (Lenders Mortgage Insurance)

LMI is required when LVR > 80%. Estimated rates:

LVRLMI as % of Loan80.01% – 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)

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—

### 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.
## Trust
- Source: tencent
- Verification: Indexed source record
- Publisher: tianshizhimao-sudo
- Version: 1.1.0
## Source health
- Status: healthy
- Source download looks usable.
- Yavira can redirect you to the upstream package for this source.
- Health scope: source
- Reason: direct_download_ok
- Checked at: 2026-04-23T16:43:11.935Z
- Expires at: 2026-04-30T16:43:11.935Z
- Recommended action: Download for OpenClaw
## Links
- [Detail page](https://openagent3.xyz/skills/aussie-mortgage-calc)
- [Send to Agent page](https://openagent3.xyz/skills/aussie-mortgage-calc/agent)
- [JSON manifest](https://openagent3.xyz/skills/aussie-mortgage-calc/agent.json)
- [Markdown brief](https://openagent3.xyz/skills/aussie-mortgage-calc/agent.md)
- [Download page](https://openagent3.xyz/downloads/aussie-mortgage-calc)