Free tool · Every cost on the table
Investment property cash flow calculator
Listings quote gross yield because it flatters. This is what the property costs you a week once everyone has been paid.
What you are buying sets the tax rules: new builds keep negative gearing after July 2027, established bought now does not. The rest is defaults you can change below.
Adjust the assumptions
A worked example, for the skimmers: on the default numbers ($650,000 established house in Victoria, $520 a week rent, 20% deposit, 6.5% interest only, 39% bracket) the gross yield is 4.2%, the net yield after every cost is 2.3%, and the property costs about $360 a week to hold, $18,703 a year. Bought now, that loss stops offsetting your salary from 1 July 2027, so the before-tax and after-tax numbers are the same. Your numbers will differ. That's what the button is for.
Gross yield
Net yield, after costs
Per week, before tax
Per week, after tax
The full breakdown, year one
| Money in | |
| Rent collected ( weeks) | |
| Money out | |
| Loan repayments () | |
| Property management | |
| Council rates | |
| Insurance | |
| Maintenance | |
| Water & other | |
| Land tax | |
| Structure admin | |
| Cash flow before tax | |
| Tax | |
| Depreciation claimed | |
| Tax result | |
| Cash flow after tax | |
Land tax is the single-property individual rate on the land value (assumed 55% of the price unless you set it in the assumptions), and it's deductible, so it flows through the tax line too. States assess your total land holdings together, so a portfolio pays more than this. The NT doesn't have land tax at all.
Stress test
The two questions a bank asks and a spruiker doesn't. Weekly cost after tax if things go against you.
| Rates rise 2% | |
| Rent drops 10% | |
| Both at once |
The cash you need up front
| Deposit | |
| Stamp duty (estimate) | |
| Conveyancing & inspections allowance | |
| Cash to get the keys |
Duty is the general investor rate, estimated from the published brackets. States tweak rates and thresholds, so treat it as close rather than gospel and check your state revenue office before you sign anything. Deposits under 20% usually add lenders mortgage insurance on top, which isn't modelled here.
The structure shootout
All three ownership structures on your numbers at once, land tax included, each with its own settings. Untick any structure you'd never use. Cheapest week in teal.
Uses the main assumptions: your bracket, your rate, no extra admin.
Flat 30% on profits, losses stay in the company.
To be blunt: this table is arithmetic, not financial advice. The right structure depends on asset protection, estate planning, borrowing power, land tax across everything you own, and your accountant's read of your whole position. Nobody should pick a structure off a website table, including this one.
One honest caveat. These are year-one numbers with a steady tenant and nothing breaking. Rents rise, rates change, hot water systems die on public holidays. Keep a buffer, not a prayer.
Free · Put together by hand
Want this run properly for a real suburb?
The calculator uses your inputs. The full version uses real data: actual rents and vacancy for the suburb you're looking at, growth history, and what the numbers look like against comparable markets. I pull it together and email it through. No charge, and no 14-part email sequence after it.
Fair questions
Yield, gearing and the fine print.
How do I calculate rental yield?
What running costs do investors forget?
What does negatively geared actually mean?
Is a negatively geared property a bad investment?
Is this calculator financial advice?
General information only, not tax, financial or credit advice. Year-one figures, flat interest rate, depreciation as a single line, duty and land tax estimated from published schedules. Lenders mortgage insurance is not modelled. Tax rules as legislated 25 June 2026.
The weekly number is step one.
Cash flow lets you hold. Growth is what you hold for. Finding the suburb that does both is the part I get paid for. The free report on your area is where we start.