Property Cash Flow Calculator
Weekly, monthly and annual cash flow before tax, from the rent, holding costs and loan figures you supply. No tax, no vacancy allowance and no market averages are applied on your behalf.
Your numbers
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
Rates, insurance, strata, management and maintenance — your own figures, from documents where you have them.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
Duty, legals, inspections and loan fees.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
0%–100%. 0–100% is the whole of a percentage. Nothing here says what a deposit should be.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
0%–25%. The range this field accepts. It is not a range rates are expected in.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
Example value chosen by Virtual Buyers Agent. Change it to your own figure.
Result
Rent less holding costs less loan repayment. No tax is applied.
Annual rent divided by price
Rent less holding costs, divided by price
Principal and interest
Before tax of any kind
Before tax of any kind
How each figure was worked out7 formulas, shown in full
| Figure | Formula | With your numbers | Result |
|---|---|---|---|
| Gross rental yield | (weekly rent × 52) ÷ purchase price × 100 | ($600 × 52) ÷ $650,000 × 100 | 4.8% |
| Net rental yield | ((weekly rent − weekly holding costs) × 52) ÷ purchase price × 100 | ($31,200 − $7,800) ÷ $650,000 × 100 | 3.6% |
| Deposit | purchase price × deposit % | $650,000 × 20% | $130,000 |
| Loan amount | purchase price − deposit | $650,000 − $130,000 | $520,000 |
| Monthly repayment | P × (r × (1 + r)^n) ÷ ((1 + r)^n − 1), where r = annual rate ÷ 12 and n = term × 12 | P = $520,000, annual rate = 6%, n = 30 × 12 | $3,118 |
| Weekly cash flow | weekly rent − weekly holding costs − weekly repayment | $600 − $150 − $719 | -$269 |
| Cash needed to start | deposit + upfront buying costs | $130,000 + $35,000 | $165,000 |
How this works
This page runs the same calculation as the Investment Calculator inside Virtual Buyers Agent — the shared `computeInvestment` function, not a copy of it. It uses only the values you typed on this page.
General information only — not financial, legal, tax, or investment advice. Virtual Buyers Agent does not hold an AFSL or a real estate licence. Consider your circumstances and seek professional advice before acting.
Inputs, assumptions and limits20 points, shown in full
Inputs used
- Purchase price: $650,000
- Weekly rent: $600
- Weekly holding costs: $150
- Upfront buying costs: $35,000
- Deposit: 20%
- Interest rate: 6%
- Loan term: 30 years
Assumptions
- Loan repayments use a standard principal-and-interest amortisation formula. Interest-only repayments are not modelled here.
- A year is 52 weeks, and rent and holding costs are treated as constant across it.
- Every expense figure is one you typed. Nothing is prefilled from a market average, and no vacancy, management or maintenance allowance is added on your behalf.
- Rent is treated as received for all 52 weeks. If you want a vacancy allowance, reduce the weekly rent you enter.
Limits of this result
- Excludes tax of every kind. No deduction, offset, refund or negative-gearing outcome is calculated, and none should be inferred.
- Excludes land tax, lenders mortgage insurance, lender serviceability assessment, borrowing capacity, and any cost you did not enter.
- A quick feasibility check, not a substitute for review by a broker, lender, accountant, or licensed adviser.
- A figure shown as — could not be calculated from what you entered. It is not zero.
Where the numbers come from
- Your entries — Live — Every input is yours. This page holds no market data and looks nothing up.
- Standard principal-and-interest amortisation formula — Shared with the Investment Calculator and Scenario Modeller in the app (`monthlyRepayment`), so the three cannot disagree.
Check before acting
- Confirm the repayment and what you can borrow with your lender or broker — this page does not assess serviceability.
- Ask a registered tax agent how the numbers change after tax. This page deliberately does not.
- Get quotes for insurance, rates, strata and management rather than relying on a typical figure.
How cash flow is calculated
Cash flow is rent received less everything paid out. On this page that is: weekly rent, minus the weekly holding costs you enter, minus the weekly equivalent of the loan repayment.
The repayment uses the standard principal-and-interest amortisation formula — the same function the Investment Calculator and Scenario Modeller inside the app use, so the three cannot disagree. Interest-only repayments are not modelled here.
Weekly, monthly and annual figures are the same calculation expressed three ways. A year is treated as 52 weeks throughout.
This figure is before tax
No deduction, offset or refund is applied to any number on this page, and none should be inferred. The rules governing what may be offset against other income change from 1 July 2027 — our Knowledge article "Negative Gearing Explained After Budget 2026" sets out what changed and links to the official sources.
Your after-tax position is a personal tax calculation. Take the pre-tax figure here to a registered tax agent; Virtual Buyers Agent is not one.
Getting the holding costs right
The holding-cost field is yours to fill and nothing is added to it automatically. That is deliberate: the usual defaults for management fees, maintenance and vacancy are rules of thumb that Virtual Buyers Agent cannot source, and printing an unsourced default as the basis of your result would make it look like a measurement.
Costs you can evidence before you buy: council and water rates from the rates notice, strata levies from the disclosure statement, the management fee from the agency agreement, landlord insurance from a quote, and any known maintenance from the building report.
Rent is treated as received for all 52 weeks. If you want to allow for vacancy, reduce the weekly rent you enter and note what you assumed.
What cash flow does not tell you
It is one year at one interest rate. Rates move, levies rise, and a repayment that is affordable at one rate may not be at another — running the same numbers at a higher rate is the cheapest stress test there is.
It says nothing about what the property might later be worth, and nothing about whether a lender will lend to you.
Frequently asked questions
Related calculators
Check before you offer.
A calculator checks the arithmetic. Virtual Buyers Agent is a guided workspace for checking the rest — Summary, Financials, Location, Documents and Offer — with the source, assumptions and limits shown on every figure.
Free plan: 3 properties per month. No credit card required.
General information only — not financial, legal, tax, or investment advice. Virtual Buyers Agent does not hold an AFSL or a real estate licence. Consider your circumstances and seek professional advice before acting.