Investment Property Calculator
Work out the cash flow, yield and return on a residential investment property, including stamp duty, land tax, management fees and loan costs.
1Purchase Details
Investor rates for 2026–27. First home buyer concessions only apply if you live in the property.
2Loan & Finance
* Input a Purchase Price above to unlock deposit presets
* Reduces interest charged on loan
P & I (Principal & Interest): Repayments cover interest plus paying off the actual debt balance, building equity over time.
Interest Only (IO): Monthly payments only cover the interest charged. Keeps initial outgoings lower to maximize cash flow.
3Rental Income & Management
4Annual Expenses (The "True" Cost)
Negative Gearing
Required to reach $0 cash flow
Max rate for positive cash flow
Equity Requirement
* Total cash (deposit + costs) for $0 cash flow
* Benchmarks include Stamp Duty & Legal Costs
Negative gearing depends on your taxable income. This calculator shows the pre-tax "cash" position.
Residential Opportunity Strategy
Residential investments are generally lower yield and higher maintenance than commercial, but benefit from higher liquidity and lower vacancy periods in prime Australian sub-markets.
Net Yield is King: While Gross Yield looks good on realestate.com.au, Net Yield tells you the reality after you pay rates, water, and management fees.
Capital Growth: Historically, residential land value has provided the bulk of the "return" through capital growth rather than pure rental income.
Investment Checklist
- Calculate true entry costs including stamp duty
- Budget 1% of property value for annual maintenance
- Review land tax thresholds for your state
- Establish if the shortfall is manageable
Model Your Retirement Strategy
Wondering how residential property equity translates into early retirement income? Use our customized Property FIRE Calculator to model sell-down timelines and ETF dividends.