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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.

Start my scenario How to use

Rate Challenge — Property Investment Calculator

Indicative only; simplified model. No broker fee on standard home loans.
Location & settlement
Price & funding
Loan settings
Rent & expenses
General assumptions
Shock Test
Status: Ready

Your results

Duty & settlement

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Loan at settlement

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Year-1 monthly repayment

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Year-1 after-tax cashflow

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Year-1 per month (after tax)

Equity at horizon

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Net position (horizon)

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Disclaimer: Ballpark only. This is a simplified strategy tool, not financial, tax or credit advice. It excludes depreciation schedules, land tax, lender-specific product fees, offset/redraw behaviour, and servicing policy. Duty tables are simplified; SA, TAS and ACT require override inputs here. LMI uses an indicative premium curve by LVR with loadings for investment, IO and larger loans; provider tables differ. Tax uses Australian resident income-tax brackets from 1 July 2024 with a simplified year-by-year rental-income approach. Always seek personal advice and a formal credit quote.

Next steps & related guides

Speak to a property investment mortgage brokerGet lender strategy, borrowing structure and quote support. Investment property loans guideUnderstand how investment property lending works in Australia. Investment property deposit & LVR guideWork through deposit size, LVR, LMI and funding structure. Investment property refinance guideReview rates, equity release and restructure options. Rentvesting guideCompare living where you want with buying where the numbers work. SMSF property investment guideExplore when SMSF lending belongs in the path instead.

Want a lender-accurate version of this scenario?

This sends your inputs and result summary so we can quote the scenario properly with exact duty, LMI and lender policy.
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Input guides

Capital growth — what it is and how to choose

Capital growth is the average annual change in the property’s value. It is cyclical and differs by suburb, dwelling type and timing. For planning, test a conservative case and a stronger case to see how sensitive your equity outcome is.

Income & tax — how this calculator handles it

Enter your current taxable income before this investment. We apply Australian resident tax rates from 1 July 2024 and estimate the tax effect of the rental result on a simplified year-by-year basis. This is useful for strategy, but it is not personal tax advice and does not include depreciation schedules or all property-specific deductions.

Settlement costs — duty, title/transfer and other cash costs

We estimate transfer duty using standard state schedules where workable. SA, TAS and ACT require a manual override because real scenarios vary too much. Title/transfer is editable, and the extra settlement % is for smaller legal, inspection and adjustment items not already broken out.

Price & funding — deposit and LMI

Set the purchase price and your deposit or available cash contribution. The calculator estimates indicative LMI from base LVR with investment, IO and larger-loan loadings. Choose whether to capitalise it or pay it as cash at settlement in the model.

Loan settings — IO to P&I and extra principal

Choose the total term, any interest-only period and any extra monthly repayment. Extra repayments reduce principal faster during P&I, but they are not the same thing as an offset account for flexibility and redraw behaviour.

Rent & expenses — the rental-income model

Enter weekly market rent, vacancy, management/variable expense %, and fixed annual costs. The model keeps these inputs simple so you can compare scenarios quickly.

Interest-only — pros and trade-offs

Interest-only reduces required repayments early and can improve short-term cash flow. The trade-off is that the loan balance stays higher for longer, so you rely more on growth and later principal reduction to build equity.

How we compare outcomes

Your net position equals equity at horizon plus cumulative after-tax rental cashflow, less non-recoverable cash settlement costs. Modelled financed items are not double-counted because they already sit inside the loan balance.

How to use this calculator

Open detailed step-by-step instructions

Enter your state, price and settlement assumptions, then loan settings, rent and expenses, growth, income and horizon. Choose whether to capitalise LMI and whether to model duty as financed. Switch on Shock Test to stress rate, rent, vacancy and growth. Press Show my results to see Year-1 after-tax cashflow, equity and long-run net position.

  1. Location & settlement: Choose state or enter duty override, then title/transfer, other costs and whether to model duty as financed.
  2. Price & funding: Enter price and deposit. LMI is estimated automatically. Choose whether to capitalise LMI.
  3. Loan settings: Rate, term, IO years and any extra monthly repayment.
  4. Rent & expenses: Weekly rent, vacancy, variable-management %, and fixed annual costs.
  5. General assumptions: Horizon, growth, taxable income and any other annual deductions.

We can replace the indicative assumptions with lender-specific fees, LMI and structure options and give you a proper credit quote.

Glossary

Gross yield
Annual rent divided by purchase price. Useful as a quick screen, but it ignores vacancy and expenses.
Net yield
Rent after vacancy and operating costs, divided by purchase price. Closer to true income performance than gross yield.
LVR (Loan-to-Value Ratio)
Base loan divided by property value. This calculator prices indicative LMI from the base LVR, excluding LMI itself.
LMI (Lenders Mortgage Insurance)
An insurance premium often charged when LVR is above about 80%. This tool estimates it from an indicative curve only; actual insurer and lender tables differ.
Interest-only (IO)
Repay interest only for a set period. The balance does not reduce during that IO period unless extra principal is paid separately.
P&I
Principal and interest repayments reduce the balance over time across the remaining loan term.
Negative gearing
Where deductible rental-property costs exceed rental income, reducing taxable income. This tool applies a simplified tax effect only.
Cash-on-cash return
Annual after-tax cashflow divided by upfront cash invested. Helpful for comparing capital-light versus cash-heavy strategies.
Settlement costs
Transfer duty, title/transfer fees, legal or minor acquisition costs, plus any LMI you choose to model as cash instead of capitalised.

FAQs

Can I model stamp duty as financed?
Yes. This calculator can model duty as financed rather than cash at settlement. In real lending, that usually depends on equity, structure and product rules rather than simply “adding duty to the loan”, so confirm it on quote.
Does this include LMI?
Yes. The calculator estimates indicative LMI from LVR with investment, IO and larger-loan loadings. You can model it as capitalised or cash-paid.
How is duty calculated?
We use standard state schedules where workable. SA, TAS and ACT are override-only in this tool because scenarios vary too much to safely auto-calculate.
What about land tax and depreciation?
They are not included here. This is a simplified strategy calculator. We can add a fuller cashflow view separately.
Which tax rates are used?
Australian resident income-tax rates from 1 July 2024 are used in a simplified year-by-year model. This is not personal tax advice.
IO vs P&I in Year-1?
If your IO period still applies in Year-1, we show interest-only. Otherwise we show Year-1 P&I including any extra monthly repayment you entered.
What is Net position?
It is equity at the end of the horizon plus cumulative after-tax rental cashflow, less non-recoverable cash settlement costs.
Why ask for income?
So the calculator can estimate the tax effect of the rental result. It does not replace advice from your accountant.
Can I model multiple properties?
This version is single-asset only. Use separate runs for each property or ask for a portfolio worksheet.
Will this match a lender credit quote?
No. Lenders use precise fees, policy rules, servicing models and insurer tables. Use this for strategy, then get the real quote done properly.
Are offset and extra repayments the same?
No. Extra repayments can reduce the balance faster, but a real offset account works differently for liquidity, redraw access and future structuring.
Are title and transfer fees exact?
No. They vary by state and transaction. This is an editable estimate only.
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