Investment Property Cashflow Calculator

all figures editable — compare up to 4 properties side by side

Address & state — enter the property address and pick the state/territory. Stamp duty and land tax are then calculated automatically for that state.
Purchase price & LVR — enter the purchase price and set the LVR (Loan to Value Ratio) — this is the % of the price you're borrowing; the rest is your deposit.
Deposit source — choose Cash if you're contributing a real cash deposit, or Equity if the deposit is coming from equity redrawn on another property (in that case the full price becomes debt-funded).
LMI & purchase costs — if LVR is over 80%, Lenders Mortgage Insurance is estimated and added to the loan automatically. Tick “Add purchase costs to loan” if you'd rather stamp duty & solicitor fees were capitalised into the loan than paid in cash at settlement.
Rent, costs & interest rates — enter the expected weekly rent and running costs, then set your loan interest rate — and a separate equity interest rate if you selected Equity as the deposit source above.
Check the result — the weekly cashflow figure at the bottom of each card is what matters most: green means the property pays for itself, red means it costs you money each week.
Compare properties — use + Add property and Compare to weigh up two scenarios side by side, or “Copy this property's data to…” to duplicate one card as a starting point for the other.

All fields are editable — the pre-filled numbers are a starting example, not a recommendation. Unsure about any figure? message us on WhatsApp and we'll talk it through.

Comparison chart

Side-by-side summary

Metric

Assumptions: loan is interest‑only for cashflow purposes (monthly repayment = loan × interest rate ÷ 12); rental revenue = weekly rent × 52 × (1 − vacancy rate); property management commission is charged on rental revenue net of vacancy. Stamp duty is auto‑calculated from each state/territory's standard (investor, non‑concessional) transfer duty scale for the selected state, and is editable if your actual quote differs. LMI (Lenders Mortgage Insurance) is an indicative estimate, tiered by LVR band, auto‑added and capitalised into the loan whenever LVR exceeds 80% (so it increases the loan balance and interest cost, not the upfront cash needed) — actual premiums vary by lender/insurer and loan size, so override it if you have a real quote. Land tax is estimated from each state's general individual rate scale applied to the editable "Land value" field (pre‑filled as a rough share of price — replace with the site value from your council rates notice or SRO valuation for accuracy); actual land tax depends on your total landholdings, ownership structure (individual/trust/company/foreign), and government valuations, so treat this as a planning estimate only — override it directly if you have a real figure. The Northern Territory does not levy land tax. Council, strata and water figures default to yearly entry, with a mo/yr toggle next to each if you'd rather enter a monthly figure. Deposit Source — Cash treats the deposit as a genuine cash contribution, so only the primary loan (at the entered LVR%) accrues interest; Equity treats the deposit as funded by borrowing against equity elsewhere (e.g. a redraw on another property), so the full purchase price is debt-funded and the entire amount accrues interest — LMI is still based on the primary lender's LVR% either way, and "Purchase Cost" (cash needed at settlement) excludes the deposit when Equity is selected. Value-add (e.g. a granny flat) models a second scenario within the same property: its cost is added to the loan (financed, not paid upfront) and its rent is added on top of the existing rent, with both the "current" and "with value-add" cashflow shown side by side. This is a planning tool, not financial, tax or legal advice — confirm duty, LMI and land tax figures with your conveyancer/accountant/broker or the relevant state revenue office before relying on them.

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