Property Investment Calculator
Use this Property Investment Calculator to see upfront costs, loan size, Year-1 cashflow and future equity on an investment property in Australia. Built for real borrowers – includes stamp duty, rent, expenses and tax. No broker fee on standard home loans.
Rate Challenge — Property Investment Calculator
Your results
Duty & settlement
Loan at settlement
Year-1 monthly repayment
Year-1 after-tax cashflow
Equity at horizon
Net position (horizon)
Shock Test results
Year-1 after-tax cashflow (shock)
Equity at horizon (shock)
Net position (shock)
Input guides
Capital growth — what it is and how to choose
Capital growth is the average annual change in the property’s value. It’s cyclical and differs by suburb and dwelling type. For planning, test a conservative range (e.g., 3–5%) and a stretch case (e.g., 6–7%) to see sensitivity. Lower growth favours cash-flow discipline; higher growth magnifies equity.
Income & tax — how we handle brackets
Enter your current taxable income (pre-investment). We auto-apply AU resident brackets (from 1 Jul 2024), add the property’s Year-1 rental profit/loss and compute the tax delta. Results show bracket before vs with the investment and the Year-1 tax impact.
Settlement costs — duty, title/transfer & other
We estimate state stamp duty using general/investor schedules for VIC/NSW/QLD/WA/NT. TAS/SA/ACT vary by scenario, so use the override when needed. Choose if you want to capitalise duty into the loan; capitalised duty increases the loan and interest but reduces cash at settlement.
Price & funding — deposit and LMI
Set the purchase price and your cash deposit. The calculator estimates LMI automatically from the base LVR (excluding LMI), with loadings for investment, IO and large loans. Choose to capitalise it or pay in cash at settlement.
Loan settings — IO→P&I and extra principal
Choose IO years to reduce early repayments; principal doesn’t fall until P&I starts. Pick the total term and optional extra monthly principal for faster paydown during P&I.
Rent & expenses — simple income model
Enter weekly market rent (today’s dollars), vacancy %, management % and fixed annual expenses (rates/insurance etc.). The model holds these flat; use Shock Test or inputs to explore sensitivity.
Interest-only — pros and trade-offs
IO reduces required repayments early and can increase the tax offset when negatively geared. The trade-off is higher balance for longer, relying more on capital growth for equity. After IO ends, repayments step up.
How we compare outcomes
Your net position equals: equity at horizon + cumulative after-tax rental cashflow − non-recoverable settlement costs paid in cash (duty/title/other and cash-paid LMI). Capitalised items affect equity via a higher loan, not subtracted again.
How to use this calculator
Open detailed step-by-step instructions
Enter your state, price and settlement assumptions; then loan, rent/expenses, growth, income and horizon. Choose whether to capitalise LMI and/or stamp duty. Switch on Shock Test to stress rate/rent/vacancy/growth. Press Show my results to see Year-1 after-tax cashflow (per month and total), equity and net position, plus a shock strip if enabled.
- Location & settlement: Choose state (or duty override), title/transfer and other %, and whether to capitalise duty.
- Price & funding: Enter deposit; LMI is auto-estimated; choose to capitalise or pay in cash.
- Loan settings: Rate, term, IO years and optional extra monthly principal.
- Rent & expenses: Weekly rent, vacancy, % management and fixed outgoings.
- General assumptions: Horizon, growth, and your current taxable income (we auto-apply brackets).
We can plug in exact duty/LMI/fees per lender and produce a personalised credit quote.