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Property Investment Calculator Australia
See the cashflow. Then see what actually builds wealth.
Enter the property, the cash you actually have and the way you plan to fund it. The calculator then builds the deposit, duty, LMI, loans, cashflow, tax estimate and long-term result around those answers.
No sign-up required
Automatic governed duty
Automatic LMI including state duty when required
Protected current investor rate
Guided investment calculation
Automatic costs and rates remain editable
Step 1 of 3 · Property and funds
1Property & funds
2Loan structure
3Cashflow & tax
4Your result
What this calculator includes
Funding: available cash, cash deposit, borrowed equity, governed duty, automatic LMI including applicable state insurance duty, and other buying costs.
Loan path: protected current investor rate, P&I or interest only, offset, extra repayments and a separate equity loan where used.
Investment result: rent, vacancy, expenses, simplified tax treatment, debt, equity, sale costs and estimated CGT.
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Your investment result
Follow the money from settlement day, through a typical month, to the final sale. Cashflow, tax, debt, equity and profit are kept separate so the result is understandable and auditable.
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Follow the money
Start at settlement, then follow a typical month, then see what is left if the property is sold. Negative amounts are money leaving you; positive amounts are money coming back.
1
Settlement dayWhere the purchase money comes from and where it goes.
Money coming in
Money being used
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2
A typical month in Year 1Rent received, bills paid, loans paid and the estimated tax effect.
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3
If you sell at the horizonSale price less selling costs, both loans and estimated CGT.
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Settlement and funding
Every acquisition cost is assigned to cash, the investment purchase loan or the separate equity loan.
| Item | Amount | Funding treatment |
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Year-1 cashflow and taxable result
The entire loan repayment is included in cashflow. Only interest—not principal—is included in the taxable rental result.
| Year-1 item | Annual | Monthly average | Weekly average | Treatment |
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Yield, coverage and break-even tests
These are property-planning measures only. They are not lender serviceability ratios or approval results.
Loan path
The purchase loan and borrowed-equity loan remain separate through the entire holding period.
| Loan | Starting balance | Initial payment | Post-IO payment | Total interest to horizon | Balance at horizon |
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Property value, debt and annual cashflow
The value path is an assumption, not a forecast. The cashflow chart includes full repayments and the estimated tax effect.
Projected property value vs total debt
Property valueTotal debt
Annual true after-tax property cashflow
After-tax cashflow
Hold view and sell-at-horizon view
Equity is not the same as realised cash. The sale view deducts selling costs, both loan balances and estimated CGT.
Hold view
Sell at the horizon
What happens when assumptions change?
Prices, deposits and funding stay the same. Growth, rent growth, vacancy, cost inflation and both loan rates are changed together.
| Scenario | Rate | Growth | Vacancy | Year-1 after-tax cashflow | Hold equity | Net sale proceeds | Profit after contributed cash |
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See every year, tax transition detail and calculation assumptions
| Year | Collected rent | Loan repayments | Interest | Principal | Tax effect | After-tax cashflow | Property value | Total debt | Equity |
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| Financial year | Taxable rental result | Immediate loss treatment? | Estimated tax effect | Closing carried loss |
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Want a broker to check the structure and assumptions?
Your result remains visible. Sending the scenario is optional, and exact calculator values are attached only when you submit the secure form.
Planning tool only. This is general information, not a property forecast, credit assessment, lender quote, approval, financial advice or tax advice. Duty is requested from the governed Rate Challenge service by default; editing the populated duty field changes it to an identified manual planning value. No LMI premium, land tax, depreciation schedule or eligibility outcome is invented. Where automatic LMI is available, applicable state or territory insurance duty is added transparently to the returned base premium. Loan interest is estimated daily using annual rate ÷ 365; actual lender timing, fees and conventions can differ. The tax model uses simplified resident rates, an optional simple Medicare levy, selected ownership shares and a high-level legislated negative-gearing and CGT transition model. Capital-works cost-base adjustments are included; plant balancing adjustments, borrowing-expense deductions and personal offsets are not automatically calculated. Confirm the purchase structure, tax treatment, duty, LMI and sale calculation before acting.
How to read an investment property result
Four distinctions prevent the most common calculator mistakes.
Cashflow vs taxable result
Principal is real cash leaving your account, but it is not interest. This calculator deducts principal from cashflow while excluding it from the taxable rental calculation.
Cash deposit vs borrowed equity
Borrowed equity creates another loan. Its repayment, interest, fees and ending balance are shown separately rather than being treated as free deposit money.
Equity vs profit
Equity is projected property value less debt. Profit after contributed cash also accounts for upfront cash, operating shortfalls, sale costs, CGT and any operating surpluses.
Yield vs resilience
Gross yield is only a screen. Net yield, break-even rent, occupancy, interest coverage, rate stress and the post-IO repayment give a more useful view of holding risk.
Property investment calculator FAQs
Funding structure, cashflow, interest only, negative gearing, CGT, duty and accuracy.
Does the cashflow include principal repayments?
Yes. True cashflow includes the entire loan repayment. The taxable rental result deducts interest but not principal.
How is LMI handled?
The LMI section appears only when the base purchase LVR is above 80%. The same-origin LMI service supplies the base premium including GST, and the calculator adds the applicable state or territory insurance duty when the service does not return it separately. The total remains editable and actual lender or insurer pricing can differ.
How is stamp duty calculated?
The calculator requests investment duty from the governed Rate Challenge duty service using the transaction date, jurisdiction, price and property type. The populated field remains editable, and an edited amount is clearly identified as manual.
Can I model a deposit borrowed against another property?
Yes. Enter borrowed equity separately. The calculator creates a second loan and includes its repayment, interest, fees and ending balance.
How does interest only affect the result?
Interest only lowers the initial scheduled payment but normally leaves more debt outstanding. The calculator shows the later P&I step-up and carries the higher balance into equity and sale results.
How are rental losses handled?
The selected tax status and transaction date determine whether a modelled loss is treated as an immediate tax effect or carried forward against later residential property income. This is a planning estimate only.
Does the sale result include CGT?
Yes, as an estimate. It separately models any deferred gain or loss from the deemed 30 June 2027 transition, the post-2027 indexed gain or loss, ordinary capital-loss ordering, carried residential losses, any available discount, ownership shares and the 30% minimum income-tax test. The transition value is a planning proxy rather than a valuation, so final tax can still differ materially.
Is the break-even interest rate exact?
It is an approximate Year-1 planning threshold. The main loan path uses daily interest and dated repayments; the break-even rate uses a faster approximation so it can be solved interactively.
Does this test lender borrowing capacity?
No. Yield, interest coverage and debt-service coverage are property-planning measures, not lender serviceability or an approval prediction.
Are my calculator values sent to analytics or saved in browser storage?
No exact financial values or contact details are sent to analytics or persistent browser storage. Exact scenario values are attached to the secure review form only when you explicitly submit it.
What this means