Free tool

Investment property calculator.

Forecast what an investment property would do for you. Year 1 cash flow, year-by-year tax, and what you'd walk away with at sale — CGT included.

Open the calculator

No sign-up. No account. Your inputs save locally in your browser.

Year 1 — cash flow and tax.

Plug in the loan, the rent, your tax rate. See what the property earns, what it costs, and what's left after tax.

The investment property calculator — left column shows inputs (loan type, home value, loan amount, holding period, offset balance, tax rate, rental assumptions); right column shows the year-1 cash flow summary (income, outgoings, net cash) and tax summary (estimated tax effect).

  • Rental income, adjusted for vacancy.

    You set the weekly rent and the utilisation rate. The calc shows what you're realistically likely to collect, not what you'd collect at 100% occupancy.

  • Property costs broken out.

    Council, maintenance, and management fees (calculated as a percentage of collected rent). Each grows year-on-year at the same rate as your assumed rent increase.

  • Interest paid — offset-aware.

    If you plug in an offset balance, the calc reduces the interest accordingly. Same logic as the home loan repayment calculator.

  • Net cash, two ways.

    Excluding principal (the tax-relevant figure) and including principal (the actual hit on your bank account each year).

  • Estimated tax effect.

    Negative means a refund, positive means extra owed. Based on your marginal tax rate and your year-1 interest and property costs.

What you'd walk away with.

Set your holding period and an assumed growth rate. The calc projects the sale price, the capital gain, the CGT, and the net equity in your hand.

The sale / CGT summary panel — net equity after sale, projected sale price, capital gain, taxable capital gain, estimated CGT, loan balance at sale, and total principal repaid.

  • Projected sale price.

    Compounded from your starting home value at the growth rate you set.

  • Capital gain & taxable portion.

    The headline gain, and the taxable portion after the CGT discount.

  • Estimated CGT.

    A simple estimate using your marginal tax rate. Buying and selling costs are not included in this version.

  • Net equity in your hand.

    What you walk away with after the loan is paid off and CGT is settled.

Year by year, across the hold.

Rental income, expenses, interest, the cash result, and the estimated tax effect — for every year of your holding period. So you can see the curve, not just the start and end.

Annual breakdown table — columns for year, rental income, expenses, interest paid, net cash excluding principal, net cash including principal, and estimated tax; one row per year of the holding period.

About this version.

A few things to keep in mind when you're reading the numbers.

  • Management fees are calculated as a percentage of collected rent.
  • Council tax and maintenance increase each year at the same rate as rent.
  • The tax effect uses interest and property costs only — depreciation isn't modelled.
  • The CGT estimate uses the current 50% discount after 12 months and ignores buying / selling costs.

Plug in your numbers.

Takes about two minutes. Your inputs save locally in your browser, so you can come back to them later.

Open the calculator

No account needed.