Property Investment Analyser
Make smarter property decisions with clear, data-driven insights.
Australian Property Analysis
Model. Compare. Plan.
Cash required
$130,170
Total acquisition $530,170
Loan
$400,000
80.0% LVR
Gross yield
4.00%
$18,619 annual rent
Before-tax cost
$138 / wk
Estimated holding cost
After-tax cost
$92 / wk
Estimated holding cost
Property
Start with the property and purchase details.
State / Territory
Property use
Property type
Purchase costs
Estimated government charges and other costs associated with completing the purchase.
Estimated government charges
Estimated stamp / transfer duty
$25,070.00
Estimated transfer registration
$1,274.30
Estimated mortgage registration
$129.20
Estimated government costs
$26,473.50
Victorian general land transfer duty rates applied. 2026-27 Land Services Victoria electronic transfer registration fee included.
Finance
Set the proposed loan structure and borrowing assumptions.
Repayment type
Interest-only period
After this period, the model converts the remaining balance to principal & interest.
IO term
Lenders Mortgage Insurance (LMI)
An indicative modelling allowance is calculated from the loan amount and LVR. Replace it with an actual lender or mortgage insurer quote where available.
Indicative allowance only. This calculator does not reproduce a lender or insurer premium schedule. Actual LMI may be higher, lower or not applicable.
Initial cash required
$130,170
LMI allowance included
$0
Total acquisition
$530,170
Rental income
Enter the expected rental return and vacancy assumptions.
Annual rent
$18,619
Gross yield
4.00%
Net yield
3.01%
Expenses
Enter the annual costs associated with holding the property.
Projection assumption: management fees move with rent. Council & Water rates, land tax, building insurance, maintenance, owners corporation and other annual expenses are increased using the inflation assumption entered in Growth. Actual future expenses may differ materially.
Tax & depreciation
Model an indicative income-tax effect and property depreciation assumptions.
Ownership structure
Tax results remain estimates only. Ownership percentages are used for modelling and do not determine legal or beneficial ownership or tax entitlement.
Apply negative gearing
Apply an estimated rental loss against the owner's or owners' other taxable income according to the ownership split above.
Building / Capital Works
Division 43 depreciation estimate.
Estimated rate
—
Original deduction period
—
Approx. remaining period
—
Estimated annual deduction
$0
Enter eligible construction expenditure, construction start year and construction completion year to estimate the capital works deduction.
Fixtures & fittings
Division 40 annual depreciation deduction.
Important
Enter an annual depreciation deduction, not the purchase value of the fixtures. Existing second-hand assets in a residential investment property may not be deductible.
Borrowing expenses
Total borrowing expenses modelled: $1,046. Estimated annual deduction: $209.
Estimated tax position
Year 1 tax effect
Estimated taxable income before property
$80,000
Estimated taxable income after property
$72,641
Estimated taxable rental result
-$7,359
Estimated income tax effect
$2,208
Estimated Medicare levy effect
$147
Total estimated tax effect
$2,355
A positive tax effect represents an estimated reduction in tax. A negative amount represents an estimated increase in tax.
Estimated after-tax cash flow
-$4,795
Growth
Set the long-term assumptions for the investment projection.
Calculation assumptions
Property growth is compounded annually using the capital-growth rate entered. Year 1 represents the end of the first full projection year.
Interest rates are assumed to remain constant. Full-projection interest only assumes the IO facility can be renewed or rolled over as required; fixed IO converts to principal & interest over the remaining original loan term.
Rent grows at the rental-growth assumption. Management fees move with rent, while fixed annual property expenses are increased using the inflation assumption.
Tax and depreciation results are indicative estimates only. Taxable income is assumed to remain at the entered amount through the projection, while tax rates follow the rates modelled by the calculator. Medicare is simplified and individual offsets, levies, carried-forward losses and other circumstances are not fully modelled.
The holding-period IRR uses initial cash invested, annual estimated after-tax cash flows and projected ending equity. The optional after-sale IRR instead uses estimated net sale proceeds after the entered selling costs, remaining loan and manually entered CGT estimate.
Model sale at end of projection
Leave this off to show the standard holding-period IRR. Turn it on to estimate the return if the property is sold at the end of the projection.
Results
Annual investment performance
Holding IRR
10.67%
| Year | Property | Loan | Equity | Rent | Interest | Principal | Expenses | Pre-tax | Estimated tax effect | After-tax | After-tax / wk |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $525,000 | $400,000 | $125,000 | $18,619 | $22,200 | $0 | $3,569 | -$7,150 | $2,355 | -$4,795 | $92 |
| 2 | $551,250 | $400,000 | $151,250 | $19,270 | $22,200 | $0 | $3,694 | -$6,623 | $2,186 | -$4,437 | $85 |
| 3 | $578,813 | $400,000 | $178,813 | $19,945 | $22,200 | $0 | $3,823 | -$6,078 | $2,012 | -$4,066 | $78 |
| 4 | $607,753 | $400,000 | $207,753 | $20,643 | $22,200 | $0 | $3,957 | -$5,514 | $1,831 | -$3,682 | $71 |
| 5 | $638,141 | $400,000 | $238,141 | $21,365 | $22,200 | $0 | $4,095 | -$4,930 | $1,644 | -$3,285 | $63 |
| 6 | $670,048 | $400,000 | $270,048 | $22,113 | $22,200 | $0 | $4,238 | -$4,325 | $1,384 | -$2,941 | $57 |
| 7 | $703,550 | $400,000 | $303,550 | $22,887 | $22,200 | $0 | $4,387 | -$3,700 | $1,184 | -$2,516 | $48 |
| 8 | $738,728 | $400,000 | $338,728 | $23,688 | $22,200 | $0 | $4,540 | -$3,052 | $977 | -$2,076 | $40 |
| 9 | $775,664 | $400,000 | $375,664 | $24,517 | $22,200 | $0 | $4,699 | -$2,382 | $762 | -$1,620 | $31 |
| 10 | $814,447 | $400,000 | $414,447 | $25,375 | $22,200 | $0 | $4,864 | -$1,688 | $540 | -$1,148 | $22 |
Important information
This Property Investment Analyser provides estimates for general information and illustrative purposes only. Results are based on the information entered and the assumptions used by the calculator and may not reflect your actual financial, taxation or investment position. Tax rates, deductions, depreciation, negative gearing treatment, ownership allocations, Medicare levy, government charges, Lenders Mortgage Insurance, property values, rental income, expenses, interest rates, growth rates, cash flow and investment returns are estimates or assumptions and may change or vary according to individual circumstances, lender or insurer requirements and applicable law.
The analyser does not constitute financial product advice, investment advice, taxation advice, accounting advice, legal advice or a credit approval, recommendation or offer. It does not take into account your objectives, financial situation or needs and should not be relied on to determine your actual tax liability, tax deductions, eligibility for concessions, borrowing capacity or the suitability of a property or loan. Obtain independent advice from appropriately qualified professionals, including a registered tax agent or accountant for taxation matters, a solicitor or conveyancer for legal matters, and appropriate financial or credit advice where relevant. Government charges, tax treatment and other amounts should be independently confirmed before making a decision.