Free online Australian investment property calculator

A free online calculator for Australian investment property: rental yield, cashflow, break-even rent and stamp duty in every state and territory. Every line is shown so you can check it against your own numbers. No signup; calculations run in your browser and shareable links contain your scenario figures.

Property

State or territoryDuty rates for 2026-27. SourcePurchase priceForeign purchaser

Current value & loan

Enter today's figures to see your current equity and growth since purchase. These inputs apply to the snapshot below; loan repayments use the original purchase loan.

Current market valueUsing purchase price until you enter a valuation.Current loan balanceUsing purchase price less deposit until you enter a balance.

Purchase costs

Transfer duty is calculated for you. Everything else is yours to enter.

Legal & conveyancingRegistration & transfer feesBuilding & pest inspectionBuyer's agent feeLender's mortgage insuranceUsually applies above 80% LVR.Loan establishment feesOther purchase costs

Loan

DepositLoan $600,000 · LVR 80.00%Interest rateLoan termInterest-only period0 for principal & interest from the start.Offset balanceReduces interest charged; does not repay the loan.

Rental income

Weekly rentVacancyWeeks per year you expect the property to be empty.Other income (annual)Parking, storage, laundry.

Annual operating costs

Loan repayments are not entered here.

Council ratesWater ratesStrata — administrative fundStrata — sinking fundKept separate from the admin fund: the two are treated differently for tax.Landlord insuranceLand taxEnter your own figure — land tax depends on all the land you hold in the state, not just this property.Management feeOf rent collected.Letting feeWeeks of rent, charged once a year. Set to 0 for a long-standing tenancy.Repairs & maintenanceOther costs

Costs you

$412.50

per week

Gross yield

4.51%

on price

Net yield

3.02%

on price

Current equity & capital growth

Growth compares current market value with the purchase price, excluding purchase costs, selling costs and tax. It is cumulative, not annualised.

Current market value: $750,000
Current loan balance: $600,000
Current equity ($)Current market value minus current loan balance. Can be negative.: $150,000
Capital Growth vs Purchase ($): $0.00
Capital Growth vs Purchase (%)Change in market value divided by purchase price.: 0.00%

Cash you need at settlement

Purchase costs are assumed paid in cash, not borrowed.

Purchase price: $750,000
Transfer duty (NSW): $27,937
Other purchase costs: $5,300
Total cost of the property: $783,237
Less loan: − $600,000
Cash required: $183,237
Deposit aloneYour deposit is the equity in the property. The cash required also covers duty and fees.: $150,000
LVR: 80.00%

Income

Gross annual rent (52 weeks): $33,800
Less vacancy2 weeks per year: − $1,300
Rent collected: $32,500
Total income: $32,500

Operating costs

What the property costs to run, before any loan repayment.

Council rates: $2,200
Water rates: $1,100
Landlord insurance: $1,400
Management fee7.7% of rent collected: $2,503
Letting fee1 week(s) of rent, once a year: $650
Repairs & maintenance: $2,000
Total operating costs: $9,853

Net operating income

Income less operating costs, before any loan. This is the earning power of the property itself — it is the same whoever buys it, which is what makes yields comparable between listings.

Total income: $32,500
Less operating costs: − $9,853
Net operating income: $22,648

Loan repayments, year 1

Repayment type: Principal & interest
Interest: $37,001
PrincipalCash out the door, but it becomes equity rather than being spent.: $7,097
Total repayments: $44,098

Cashflow

Net operating income less total loan repayments.

Net operating income: $22,648
Less loan repayments: − $44,098
Annual: −$21,450.22
Monthly: −$1,787.52
Weekly: −$412.50
Cash-on-cash returnFirst-year cashflow against the cash you put in.: -11.71%

Yields

Gross yields use asking rent; net yields use net operating income. All yields exclude loan repayments.

Gross yield on priceThe figure quoted in listings — 52 weeks of asking rent, no vacancy allowance.: 4.51%
Gross yield on current value52 weeks of asking rent divided by current market value, before vacancy and expenses.: 4.51%
Gross yield on total costAgainst what you actually outlaid, including duty and fees.: 4.32%
Net yield on price: 3.02%
Net yield on total cost: 2.89%

Break-even

Rent to break evenCovers operating costs and full principal & interest repayments.: $1,125.09 / week
Rent to cover interest onlyExcludes principal, on the view that principal is equity rather than a cost.: $967.90 / week
Interest rate to break evenThe rate at which cashflow reaches zero, all else held constant.: 0.84%

How the investment property calculator works

Enter the purchase price, weekly rent, vacancy allowance, operating costs and loan terms to compare gross yield, net yield and first-year cashflow. Each result includes a breakdown of the income and costs used.

Current equity equals current market value minus current loan balance. Capital growth compares market value with purchase price. Gross yield on current value divides annual gross rent by today’s value. These snapshot inputs do not change the original purchase-loan repayment model.

Calculations run in your browser. Shared links include your scenario figures in the URL. Rates and model assumptions have limitations; see the methodology and rate sources.

Understand your results

Focused calculators

Rental yield calculator: gross and net yield, formula and worked example.
Cashflow calculator: weekly cashflow after repayments, break-even rent and rate.
Stamp duty by state: investor transfer duty compared across all eight jurisdictions.