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Property cashflow calculator
See what a property actually costs or pays you, week by week and year by year, before you commit.
Purchase details ▾
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Pure pre-tax cashflow, no tax treatment applied: that's between your client and their accountant. Covers personal, company, and trust purchases: the cashflow numbers are identical, only the tax treatment differs by structure.
Rental income ▾
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Enter either weekly rent or yield: the other updates automatically.
How many weeks a year it sits vacant between or during tenancies. 2 weeks means modelled as rented for 50 weeks.
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Loan details ▾
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Fixed at 100% total (80% main + 20% guarantor-secured) in guarantor mode, so this field is inactive.
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Drawing the deposit from equity keeps your cash savings untouched, but adds a second loan at its own rate. This is the structure most of our repeat clients actually use, and it's the one thing the generic calculators don't model.
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Often differs from your primary loan rate. Change it freely, same as the LVR above.
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Equals total upfront costs, drawn against your existing property instead of cash.
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The gap between total upfront costs and the equity amount above.
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The 80% main loan follows your P&I/Interest only toggle below. This guarantor-secured 20% is always principal & interest (lenders pay it down quickly so the guarantee can be released) and can sit at its own rate.
Both are fully modelled underneath. This just picks what the tables below show.
Acquisition costs ▾
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Auto-calculated from your state's bracket table. Override if needed.
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Auto-calculated when LVR is above 80%. Override if needed.
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Auto-calculated from the Lands Titles Office's Real Property (Fees) Notice 2025. Separate from stamp duty, scales with the purchase price. Override if needed; double-check against the official SA.GOV.AU calculator if a deal looks borderline.
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Stamp duty, LMI, conveyancing, building inspection, buyers agent fee and other costs above. Excludes the deposit, which sits in Loan details.
Annual holding costs ▾
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Notes ▾
Letting fee: Standard is 1.1 weeks, charged every year. Worst case is the tenant turning over annually, so this assumes a new letting fee each time rather than only in year 1.
Compliance checks: Smoke alarms, safety switches etc. are only due every 2 years in Victoria, typically around $495 each time. Auto-fills to $500 when the state is VIC. This builds in a yearly cash buffer to cover that cost plus incidentals, rather than a lump bill every second year.
Growth & inflation assumptions ▾
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Year-on-year assumptions
Override any value for any year. Leave blank to hold the default.