Free tool · Every cost on the table
Investment property cash flow calculator
Listings quote gross yield because gross yield flatters. This works out what a property actually costs you per week once the agent, the council, the insurer, the bank and the tax office have all had their turn.
Everything else is pre-filled with honest defaults: 20% deposit, 6.5% interest only, 8% property management, two weeks vacancy a year, 39% tax bracket. Change any of it after.
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 | |
| Cash flow before tax | |
| Tax | |
| Depreciation claimed | |
| Tax result | |
| Cash flow after tax | |
Adjust the assumptions
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?
Gross yield is weekly rent times 52, divided by the purchase price. A $600,000 house renting at $500 a week is 4.3% gross. Net yield takes the running costs out first, and it's always uglier. This calculator shows both, which is the honest way to look at it.
What running costs do investors forget?
The usual misses: property management (7 to 9% of rent plus letting fees), landlord and building insurance, council rates, water service charges, maintenance, and vacancy between tenants. Two weeks empty a year is normal, not bad luck. The calculator has a line for every one of them.
What does negatively geared actually mean?
The property costs more to hold than it earns in rent. Historically you deducted that loss against your salary and got tax back. Since the 2026 changes, that only survives on new builds: established properties bought after 12 May 2026 have their losses quarantined from 1 July 2027. Our growth calculator models the long-run difference.
Is a negatively geared property a bad investment?
Not automatically. You're paying weekly for growth you hope to collect later, and in a strong suburb that trade can work. But hope isn't a plan, and the weekly number has to fit your life first. If a $200 a week hole keeps you up at night, the growth story doesn't matter.
Is this calculator financial advice?
No. It's general modelling with simple assumptions and honest defaults. Your loan, structure and tax position will move the numbers. Run anything serious past your accountant or broker before acting on it.
General information only, not tax, financial or credit advice. The modelling is deliberately simple: year-one figures, flat interest rate, no stamp duty or purchase costs, no land tax, and depreciation entered as a single line. Tax rules as legislated 25 June 2026. Get advice on your own situation before acting.
The weekly number works? Good. That's step one.
Cash flow keeps you in the game. Growth wins it. Finding the suburb that does both is the part we get paid for.