🏡 澳洲按揭計算機

計算澳洲房地產的每月房貸付款，包含按揭保險（LMI）與印花稅。

每月總付款

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本金及利息 — LMI（如適用） — 總利息支出 —

付款結構

攤還表

指南

瞭解更多

澳洲按揭類型與結構

本息攤還（P&I）按揭是最常見的形式，月供同時償還利息與本金，逐步降低負債。若貸款為$600,000、利率6.5%、期限30年，每月付款約為$3,790，總利息$764,400。純利息型（Interest-Only）按揭在初期（1-10年）只繳利息，使月供較低但本金不減少。浮動利率隨澳洲央行現金利率波動（目前屋主區間為6.0-7.0%），固定利率可鎖定1-5年（目前為5.8-6.8%）。組合貸款將固定與浮動部分混合使用。

貸款成數（LVR）與首期款要求

LVR 表示貸款金額占物業價值的百分比。澳洲貸款機構最高可提供95% LVR，但超過80% LVR需繳 Lenders Mortgage Insurance（LMI）。LMI 在一般購屋中約為$9,000-$30,000，通常可併入貸款或一次性先繳。20% 首期可完全避免 LMI。最理想策略通常是先存夠20%首期以避免 LMI，但這會延後購屋時機。初次置業者常在「低首期 + LMI」快速入市與「較高首期」延後入市之間做取捨。

首次購屋者方案與政府補助

首次置業保證（FHG）允許符合條件的首購者以5% 首期購屋，且不需支付 LMI（政府再保證額外15%）。首次屋主補助（FHOG）為新住宅提供$10,000-$15,000（各州金額不同）。印花稅減免方面，多數州對低於物業價值門檻的首次購屋者提供免稅或減免，通常可為一般首置物業節省$15,000-$40,000。

澳洲各地區房市差異

雪梨是澳洲房價最昂貴市場（中位數房價$1,100,000-$1,200,000）。墨爾本其次（中位數$850,000-$950,000）。布里斯本為快速增值市場（$750,000-$850,000），2032 年奧運推動基建與房價成長。珀斯與阿德萊德是最具可負擔性的都會區，平均房貸約$450,000-$600,000，對中等收入家庭更友善。

按揭還款策略與加速

額外還款可直接降低本金，節省利息並縮短貸款年限。以$500,000 按揭、利率6.5%為例，每月多繳$500可節省$187,000利息並提早10年還清。偏移帳戶（Offset account）將一般存款帳戶與貸款連結，帳戶餘額會抵減貸款本金作為利息計算基礎。每兩週繳半月供等於每年26次繳款（相當於13個月供），可加速清償。

如何使用這款澳洲按揭計算機

此計算機可幫助澳洲購屋者在簽約前了解真實借款成本。請輸入物業售價（AUD）、首期、預估利率與貸款年期（通常25-30年）。計算機會顯示每月還款額及整個貸款期間的總利息。請注意，實際利率會受到信貸分數、就業狀況與首期款大小的影響，建議諮詢按揭經紀人取得個人化利率方案。

Extra payment and refinance comparison

Compare a remaining loan, recurring extra payments, and a hypothetical refinance using rates and costs you enter.

AUD

Current balance Current annual rate (%) Remaining term (months) Extra payment each month Refinance annual rate (%) Refinance term (months) All refinance costs and penalties Planned time before sale/refinance (months) Plan start month

Australian offset / redraw planning assumptions

Cash kept in a 100% offset accountSame cash paid into loan and available for redraw

The model assumes a full offset with no fee or rate difference and treats redraw as an immediate principal reduction. Access, tax treatment, fees, and lender rules are not modelled.

Scenario comparison

Scenario	Scheduled monthly payment	Payoff	Total interest	Upfront cost/cash	Difference vs baseline interest

Refinance cash-flow break-even—

Cash-flow change during planned hold—

Extra-payment time saved—

Monthly schedule

Scenario shown

The on-screen table shows the first 24 months and final month. CSV export includes every simulated month.

Month	Payment	Principal	Interest	Balance

Assumptions, worked example, and source

Rates are user-entered; no current lender rate or product recommendation is supplied. Most countries use annual rate ÷ 12. Canada uses nominal semi-annual compounding converted to a monthly rate.
Extra payment is applied after scheduled interest with no prepayment charge. Enter any early-repayment charge in refinance costs and confirm overpayment limits with the lender.
Refinance break-even accumulates monthly payment differences until they recover upfront costs. It is a cash-flow measure, not an equity, tax, opportunity-cost, or approval analysis.
Offset cash is held constant and reduces only the interest-bearing balance; it is not treated as a principal repayment. Redraw is modelled as the same cash paid into principal; actual access, fees, rates, tax outcomes, and restrictions can differ.
The default worked example compares one remaining balance over its remaining term. Replace every assumption with the current statement and a formal refinance quote.

Consumer authority mortgage reference for this country · Method reviewed 2026-07-30.

常見問題

何時需要 LMI？

當您的首期低於房價20%時，需要 Lenders Mortgage Insurance（LMI）。通常約收取貸款金額約2%。

印花稅會怎麼變動？

印花稅依州別不同，通常為購屋價格的3%-5.5%。首次購屋者在低於價格門檻時可能享有豁免或減免。