Home loan tools

Property investment calculator. See what it could cost.

See the cash needed to buy and the estimated monthly cash flow. Then explore the loans, costs and longer-term possibilities.

Calculate my investment → How it works

No sign-up required Duty and buying costs Cash flow and loan structure Editable investor rate

Your investment plan Move between sections. Calculate when you’re ready.

Step 1 of 3 · Property and funds

1Property & funds

2Loan structure

3Cashflow & tax

4Your result

What’s included

Funding: available cash, cash deposit, borrowed equity, estimated stamp duty, automatic LMI including applicable state insurance duty, and other buying costs.

Loan path: current investor rate benchmark, 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.

The property and your cash

Enter the property and available cash. Your deposit is what remains after cash-funded buying costs and the buffer you choose.

State or territory

Contract / calculation start date

Property type

Purchase price

Expected weekly rent

Cash for the deposit and buying costs

Cash deposit

Your deposit

Cash deposit used —

Base LVR —

Available cash minus cash-funded buying costs and your desired buffer.

Set a different cash deposit

Optional borrowed equity

Borrowing against another property?

Use a separate equity loan?

Automatic purchase cost

Transfer duty

Transfer duty used

Calculating estimated stamp duty…

Buying costs and funding options

Cash buffer to keep after settlement

Legal, title and inspection costs

Buyer’s agent fee

Immediate capital improvements added to cost base

Other settlement costs

How duty is funded

How LMI is funded

How other buying costs are funded

Foreign purchaser surcharge status

YOUR CASH

Where your cash goes

Preparing automatic costs

Cash available—

Cash-funded buying costs—

Cash deposit—

Cash buffer / shortfall—

Loan amounts and LVR

Base purchase loan—Price less cash and borrowed-equity contributions.

Separate equity loan—Borrowed deposit plus costs assigned to equity.

Base purchase LVR—LMI appears only above 80%.

Total starting debt—Includes any capitalised LMI and separate equity debt.

Duty loads automatically. If LMI is required it will also load automatically; a fully costed result needs a confirmed or manually entered LMI amount.

Your loans

Review the matching investor rate, then choose your repayments. The editable rate is a planning assumption, not a quote or recommendation.

Investor planning rate

Checking the current investor-rate table…

Interest rate per year

Matching investment purpose, property use, repayment type, amount and LVR.

Waiting for a matching loan product.

Loan term

Repayment frequency

Repayment type

Principal and interestRepay interest and reduce the loan balance from the start. Interest only, then P&ISee the lower initial payment and the later repayment step-up.

Offset, extra repayments and loan fees

Average offset balance

Offset effectiveness

Regular extra repayment

Extra per month.

One-off lump-sum repayment

When is the lump sum made?

Purchase-loan annual/package fee

Property costs and tax

Replace the example costs and income with your own. Open the extra settings to review growth, sale and tax assumptions.

Yearly property costs

Vacancy allowance

Management and leasing costs

Council and water rates per year

Building and landlord insurance per year

Strata / body corporate per year

Repairs and maintenance allowance per year

Other costs, growth and holding period

Land tax per year

Other property costs per year

Rent growth per year

Year 1 uses the entered rent unchanged; growth starts in Year 2.

Property-cost inflation per year

Year 1 uses the entered costs unchanged; inflation starts in Year 2.

Property growth per year

Holding period

Ownership and tax estimate

Number of individual owners

Owner 1 taxable income before this property

Rental-loss and CGT transition status The standard date-aware treatment will be explained from the entered contract date.

More tax, sale and stress-test settings

Capital works deduction per year

Plant and equipment depreciation per year

Include simple Medicare levy estimate?

Selling costs as percentage of sale price

Selling legal / discharge costs

Inflation assumption for post-2027 CGT indexation

Custom scenario: rate change

Custom scenario: property-growth change

Custom scenario: rent-growth change

Custom scenario: vacancy change

Custom scenario: cost-inflation change

Tax model boundary: this is a simplified planning estimate. It does not automatically model personal offsets, HELP, Medicare thresholds or exemptions, MLS, exact depreciation schedules or every CGT adjustment.

Ready

Your investment result

Your cash, monthly costs and longer-term picture.

Balanced investment view

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What do I need upfront?

Cash to complete the purchase, with the amount left from the cash you entered.

Cash needed at settlement—

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See where the settlement money comes from and goes

Settlement dayPositive amounts fund the purchase; negative amounts are costs.

Money coming in

Money being used

Settlement and funding

Every acquisition cost is assigned to cash, the investment purchase loan or the separate equity loan.

Item	Amount	Funding treatment

What will it cost each month?

A Year-1 monthly average after rent, property costs, both loans and the estimated tax effect.

Estimated monthly cash flow—

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A typical month in Year 1Rent received, bills paid, loans paid and the estimated tax effect.

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Monthly cash flow includes the full loan repayments. Principal also reduces your debt. The tax effect is averaged across the year; the amount may be received or paid at a different time.

See annual cash flow and the tax estimate

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

See each loan and its repayments

Total starting debt—

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Starting purchase-loan repayment—

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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

What could it look like over your holding period?

Explore the projected property value, debt, sale cash and profit separately.

These estimates depend on your growth, rent, cost and holding-period assumptions. They are not a forecast.

Equity if you keep the property—

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Cash left if you sell—

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Estimated profit after all contributed cash—

Includes upfront and ongoing cash contributed, cash received, selling costs, loan repayments and estimated tax.

Equity is property value less debt. Sale cash includes returned capital; profit also accounts for all the cash you contributed over the holding period.

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

See the hold, sale and profit breakdown

If you sell at the horizonSale price less selling costs, both loans and estimated CGT.

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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

Year-by-year figures and assumptions

Year	Collected rent	Loan repayments	Interest	Principal	Tax effect	After-tax cashflow	Property value	Total debt	Equity

Financial year	Taxable rental result	Immediate loss treatment?	Estimated tax effect	Closing carried loss

What if things change?

See how different assumptions affect the monthly cost and the longer-term outcome.

Compare the same purchase under different rate, growth, rent, vacancy and cost assumptions.

6-month conservative buffer—Six months of the conservative scenario’s average Year-1 holding shortfall.

Break-even weekly rent—Estimated rent needed for Year-1 after-tax cashflow to reach $0.

See all scenarios and planning measures

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

Yield, coverage and break-even tests

These are property-planning measures only. They are not lender serviceability ratios or approval results.

Gross rental yield—Scheduled Year-1 rent divided by the purchase price.

Net rental yield—Net operating income before finance and tax divided by price.

Cash-on-cash return—Year-1 after-tax cashflow divided by upfront cash needed.

Interest coverage—Net operating income divided by modelled interest.

Debt-service coverage—Net operating income divided by both loans’ full repayments.

Break-even occupancy—Estimated occupancy needed for Year-1 after-tax cashflow to reach $0.

Break-even interest rate—Approximate rate where Year-1 after-tax cashflow reaches $0.

3-month conservative buffer—Three months of the conservative scenario’s average Year-1 holding shortfall.

First cashflow-positive year—First model year with non-negative true after-tax property cashflow.

Equity exceeds contributed cash—First year projected equity exceeds upfront cash plus accumulated operating shortfalls.

Want a hand with your next step?

Ask a broker to review your investment structure. No obligation.

Planning tool only. This is general information, not a property forecast, credit assessment, lender quote, approval, financial advice or tax advice. Stamp duty is estimated automatically 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.

The checks behind the figures

Keep cash flow, debt and projected returns in perspective.

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.

A few useful answers

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 LMI estimate includes the base premium with GST and any applicable state or territory insurance duty. The total remains editable and actual lender or insurer pricing can differ.

How is stamp duty calculated?

The calculator estimates investment stamp duty 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.

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