Investor Metrics
Property / Scenario
Property Details
Purchase Details Input
Rental Income
Rates & Insurance
Interest Rates & Mortgages
Mortgage 1 — Equity / Deposit top-up
Mortgage 2 — Primary Loan
Tax & Depreciation
Advanced Depreciation (Div 40 + Div 43)

If you have a depreciation schedule, enter Div 40 & 43 values below. These override the flat estimate above.

Advanced Settings
Borrowing, Claim %, Ownership & Land Tax
Analyse Cashflow — run the numbers (preview only, not saved)  |  Save to Portfolio — save/update this property for comparison
🏷️ Capital Gains Tax (CGT) Calculator

Estimate the CGT payable if you were to sell this property. Fields auto-fill from the cashflow analysis above.

Load Property

Save a property in Cashflow Analysis first, then select it here to generate a 30-year projection.

Location Intelligence — Australia

Social housing & demographic data by Local Government Area. Source: ABS Census 2021.

LGAs Mapped —
Total Population —
Total Dwellings —
Avg Social Housing —
Highest Social LGA —
Avg Income —
Australia
Social Housing %

Highest Social Housing Rates

All LGAs

LGA State Population Social Housing % Renter % Owned % Avg Income Unemployed Median Rent

Portfolio Dashboard

Save properties in the Cashflow Analysis tab to see your portfolio summary here.

Cashflow Analysis — How to Use

Quick Start

  1. Fill in (or load a saved) property — the form runs from top to bottom.
  2. Click Analyse Cashflow to see the numbers instantly.
  3. Click Save to Portfolio to keep the property for comparison and 30-Year Projections.

Section-by-Section Guide

1. Property / Scenario
Choose — New property — to start fresh, or select a previously saved property to load its data. Loaded properties can be updated and re-saved.
2. Property Details
Enter the property address/name and select whether it's an Investment Property or your PPOR (Primary Place of Residence). PPOR properties have different tax treatment.
3. Purchase Details
Enter the purchase price, deposit percentage, and acquisition costs. Stamp Duty auto-calculates based on the selected state — you can override it. Choose Equity or Cash as the deposit source, which affects how Mortgage 1 is calculated.
4. Rental Income
Enter the weekly rent, occupancy rate (100% = fully tenanted year-round), and the property manager fee (typically 7–10% of collected rent).
5. Rates & Insurance
Enter council rates, water rates, and strata/body corp levies as quarterly amounts. Insurance is entered as annual amounts. These are common tax-deductible expenses.
6. Interest Rates & Mortgages
The calculator supports two mortgage splits:
• Mortgage 1 — used when your deposit comes from equity (e.g. redraw from another property). The amount auto-calculates from your deposit.
• Mortgage 2 — the primary loan (purchase price minus deposit). Auto-calculated but can be overridden.
Also enter annual borrowing costs (account fees) and LMI if applicable (deducted over 5 years).
7. Tax & Depreciation (collapsed by default)
Enter your annual income to calculate the tax benefit from negative gearing. Set a tax rate override or leave 0 for auto-detection. Enter a flat depreciation estimate, or expand Advanced Depreciation to enter Div 40 (plant & equipment) and Div 43 (capital works) separately.
8. Advanced Settings (collapsed by default)
For partial ownership, Airbnb, or special deductions:
• Repairs — immediately deductible maintenance costs
• Loan Setup — amortised over 5 years
• Claim % — use less than 100% for mixed-use (e.g. Airbnb portion)
• Ownership % — your share if co-owned
• Land Value — unimproved value for land tax calculation

Understanding the Results

Cashflow Summary
The main table showing income, expenses, and net position broken down by yearly, monthly, and weekly amounts. A green net cash figure means positive cashflow; red means out-of-pocket.
Yield & Return Metrics
Key investment KPIs — gross yield, net yield, cap rate, and cash-on-cash return. Use the ℹ️ Glossary button in the header for detailed definitions of each metric.
Borrowings & Interest
Shows each mortgage split, interest amounts, and the blended interest rate across all loans.
Purchase Breakdown
Total cost of acquisition including stamp duty, legal fees, building & pest, renovation, and LMI.
Tax Position
Shows your taxable income/loss from the property, the tax benefit (or liability), and the final after-tax cashflow.

CGT Calculator

At the bottom of the Cashflow tab, the Capital Gains Tax Calculator lets you estimate CGT if you sell. It auto-fills from your cashflow data above. Enter an expected sale price and holding period to see the estimated tax payable, including the 50% CGT discount for properties held over 12 months.

Tips

  • Click any collapsed section header to expand it — sections remember their state while you're on the page.
  • Use the 30-Year Projection tab to model long-term growth after saving a property.
  • Use the Portfolio Dashboard tab to compare multiple saved properties side-by-side.
  • The ℹ️ Glossary (header icon) explains every KPI and financial term used in the results.

KPI & Term Definitions

Yield & Return Metrics

Gross Rental Yield
Annual rental income ÷ property purchase price × 100. Measures raw income return before any expenses.
Total Cost Yield
Annual rental income ÷ total acquisition cost (purchase price + stamp duty + legal + renovation + other costs) × 100.
Net Rental Yield
(Rent − operating expenses, excluding interest/financing costs) ÷ property value × 100. A financing-independent measure of the property's operating return.
Net Cost Yield
(Rent − operating expenses, excluding interest/financing costs) ÷ total acquisition cost × 100. A stricter, financing-independent measure of return against your total outlay.
Cap Rate (Capitalisation Rate)
Net operating income (rent – operating expenses, excluding financing) ÷ property value × 100. Used to compare properties independent of financing.
Cash-on-Cash Return
Annual pre-tax cashflow ÷ total cash invested (deposit + costs) × 100. Measures the return on your actual cash outlay.
Expense Ratio (OER)
Operating expenses (excluding interest) ÷ gross rental income × 100. Shows what percentage of rent goes to running costs. A healthy range is typically 30–50%.
Net Surplus Ratio
(Gross rental income − total expenses) ÷ gross rental income × 100. Used by banks to assess your borrowing capacity. A positive ratio indicates the property generates surplus income.
Annualised Return
The compound annual growth rate (CAGR) of your total return (capital gain + cumulative cashflow) over the projection period.
Total Return
Capital gain + cumulative net cashflow (after tax) over the entire holding period. Represents total profit in dollar terms.

Cashflow & Income

Net Income / (Loss)
Annual rent minus all operating expenses and interest costs, before tax. A negative value means the property is negatively geared.
Net Cash After Tax
The final cashflow after applying the tax benefit (or cost) from negative/positive gearing. This is the actual money in/out of your pocket each year.
Net Cashflow
Rental income minus operating expenses minus interest cost plus tax benefit. Principal repayments are excluded as they build equity, not reduce wealth.
Cumulative Cashflow
Running total of net cashflow from Year 1 to the current year. Shows total cash gain or loss over the holding period.
Tax Return / Tax Benefit
The tax refund (or liability) resulting from the property's taxable income. Negative gearing generates a refund; positive gearing creates tax payable.
Negative Gearing
When total deductible property expenses exceed rental income, creating a tax loss that offsets your personal income tax.
Depreciation
A non-cash deduction for the decline in value of the building structure and fixtures. Reduces taxable income without actual cash outflow.
Division 43 — Capital Works
Depreciation of the building structure itself at 2.5% per year over 40 years. Applies to construction costs of buildings built after 15 September 1987.
Division 40 — Plant & Equipment
Depreciation of removable assets (carpets, blinds, appliances, hot water systems, etc.) using the diminishing value method. Typically 10–30% per year depending on the asset's effective life.
Capital Improvements
Structural improvements or additions to a property (e.g. new bathroom, extension). Depreciated under Division 43 at 2.5% per year. Not immediately deductible like repairs.
Repairs vs Capital Improvements
Repairs restore something to its original condition (immediately deductible). Capital improvements create something new or substantially different (depreciated over time). The distinction affects when you can claim the deduction.

Expenses & Costs

Operating Expenses
All recurring property costs: council rates, water rates, insurance, strata/body corp, property management fees, and maintenance.
Total Expenses
Operating expenses + interest cost for the year. Used in projection tables to show all outgoing costs.
Property Agent Fee
Property management fee, typically 7–10% of gross rent, charged by a property manager to handle tenants and maintenance.
Stamp Duty
A state government tax on property purchases. Rates vary by state, property value, and buyer status (first home buyer, investor, foreign buyer).
LMI (Lenders Mortgage Insurance)
A one-off insurance premium charged when borrowing more than 80% of the property value. Protects the lender (not you) if you default. Deductible over 5 years.
Annual Borrowing Costs
Ongoing loan-related fees such as annual package fees, offset account fees, etc. Deductible against rental income.
Borrowing Cost Amortisation
One-off loan setup costs (application fees, valuation fees, mortgage registration, etc.) are spread over 5 years or the loan term, whichever is shorter. Per ATO rules, they cannot be claimed as an immediate deduction.
Claim Percentage
The deductible proportion of expenses for partially rented properties (Airbnb, room rental, shared use). If rented 40 weeks per year, claim % = 40/52 = 76.9%. Only the claimed portion is deductible for tax purposes.
Ownership Split
For jointly owned properties, income and deductions are split by ownership percentage. A 50/50 joint ownership means each owner claims 50% of all deductions and reports 50% of rental income.
Land Tax
An annual state government tax on the unimproved value of investment land. Thresholds and rates vary by state. PPOR properties are generally exempt. Assessed on total land holdings per owner per state.
Total Outlay (Cash)
The total cash you need at purchase: deposit + stamp duty + legal fees + building/pest + renovation + other costs. Does not include the loan amount.

Loan & Equity

LVR (Loan-to-Value Ratio)
Total loan amount ÷ property value × 100. Lenders use this to assess risk. Above 80% usually triggers LMI.
Equity
Property value minus total loan balance. Represents your ownership stake in the property.
Net Equity
Current property value minus all outstanding loans. Can be used as security for borrowing against future investments.
Available Equity
The usable equity you can borrow against, calculated as 80% of property value minus total loans. This is the amount a lender would typically allow you to access.
Equity Ratio
Net equity ÷ property value × 100. Shows what percentage of the property you own outright. The inverse of LVR.
Interest Only (IO)
A loan where repayments cover only the interest — the principal balance doesn't reduce. Lower repayments but no equity paydown.
Principal & Interest (P&I)
A loan where repayments cover both interest and principal. Higher repayments but the loan reduces over time.
Blended Interest Rate
The weighted average interest rate across multiple loan splits (e.g. fixed + variable), based on each split's proportion of total borrowings.
Principal Paid
The portion of P&I repayments that reduces the loan balance each year. Only applicable to P&I loans (IO loans show $0).

Growth & Projection

Capital Growth Rate
The assumed annual percentage increase in property value. Historical Australian average is roughly 5–7% p.a., but varies widely by location and market cycle.
Rental Growth Rate
The assumed annual percentage increase in rent. Typically tracks CPI inflation (2–3%) but can differ based on supply/demand.
Expense Inflation
The assumed annual percentage increase in operating costs (rates, insurance, strata, maintenance). Usually tied to CPI.
Capital Gain
The increase in property value over the holding period: current value minus original purchase price.
Capital Gains Tax (CGT)
Tax payable on the profit when selling an investment property. The capital gain is added to your taxable income for the year of sale. Individuals holding for 12+ months receive a 50% CGT discount. PPOR is exempt.
CGT Cost Base
The cost base for CGT includes: purchase price + stamp duty + legal fees + capital improvements − depreciation claimed. This is subtracted from the sale proceeds to determine the taxable gain.
CGT 50% Discount
For individual investors who hold a property for at least 12 months, only 50% of the capital gain is added to taxable income. This effectively halves the CGT payable.
Total Wealth
Equity + cumulative net cashflow. Represents the total financial benefit of the investment at any given year.
Property Value
The estimated market value of the property at a given year, based on the assumed capital growth rate compounding annually.

Purchase & Acquisition

Purchase Price
The agreed contract price paid for the property. Used as the base for stamp duty calculations and yield metrics.
Market Value
The current estimated value of the property, which may differ from the purchase price (e.g. after renovation or market movement).
Deposit
The cash contribution toward the purchase price. Typically 10–20% of the purchase price. Below 20% usually triggers LMI.
Deposit Source
Where the deposit funds come from — savings, equity from another property, gift, etc.
Renovation
Estimated cost of improvements to the property. Can increase market value and rental income potential.
Total Acquisition Cost
Purchase price + stamp duty + legal fees + building/pest + renovation + other costs. The true total cost of acquiring the property.

Portfolio & Property Types

Investment Property
A property purchased to generate rental income and/or capital growth. Expenses are tax-deductible against rental income.
PPOR (Principal Place of Residence)
Your primary home. Not eligible for rental deductions, but exempt from capital gains tax when sold. Loan costs are not tax-deductible.
Portfolio Projection
A combined 30-year projection across all your saved properties, showing aggregate equity, cashflow, and wealth growth.
Loan Cost (PPOR)
For PPOR properties, this shows the total interest paid over the projection period — the real cost of your home loan.