Investment Property Calculator Australia
Rental yield, repayments, weekly cash flow before tax, and the cash you need to get started — from figures you supply. Every result shows the formula behind it.
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
Price less deposit
Deposit plus upfront costs
Weekly figure multiplied by 52
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.
The four numbers this page works out
Gross rental yield is annual rent divided by the purchase price. Net rental yield subtracts the holding costs you enter first. The gap between the two is the cost of owning the property, expressed as a percentage.
The repayment uses the standard principal-and-interest amortisation formula on the loan implied by your deposit percentage. Weekly cash flow is rent, less holding costs, less that repayment.
Cash to get started is your deposit plus the upfront buying costs you enter — duty, legals, inspections, loan fees. It is the amount you need available before settlement, and it is usually the constraint that decides what you can buy.
What this calculator does not do
It applies no tax of any kind. There is no deduction, no offset, no refund and no negative-gearing outcome in any figure on this page, and none should be inferred from one. What a property does to your tax position depends on your income and your circumstances, and only a registered tax agent can tell you.
It excludes land tax, lenders mortgage insurance, and any cost you do not type in yourself. It does not assess serviceability — whether a lender will actually approve the loan is a question for the lender.
Nothing is prefilled from a market average. There is no vacancy allowance, no management fee percentage and no maintenance reserve applied on your behalf, because we have no sourced figure for any of them. If you want one, put it in the holding-cost field.
Why a calculator is the start, not the answer
A calculator tells you whether the arithmetic works on the numbers you already believe. It cannot tell you whether those numbers are right, and the inputs are where property decisions usually go wrong — a rent that was advertised rather than achieved, a strata levy read from the listing rather than the disclosure statement, an insurance figure that was a guess.
The work that follows is evidencing each input, then checking the things arithmetic cannot see: the contract, the building and pest report, the zoning, the strata records. Virtual Buyers Agent is a guided workspace for exactly that — Summary, Financials, Location, Documents and Offer, with the source and limits of every figure shown.
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.