12 free calculators for Australian investors, and the order to run them in. Yield, cash flow, negative gearing, CGT, stamp duty, land tax and 30-year growth projections.
Before You Buy
No single calculator tells you whether a property is worth buying. Each one answers a different question, and the answers only mean something together. A property with a strong yield can still cost you $200 a week once rates, insurance and management come out, and a property that looks expensive at settlement can be the cheaper one to hold.
Most spreadsheets miss the costs that decide it. Vacancy allowance. Depreciation. State-by-state stamp duty brackets. The tax bracket your salary actually sits in. Those inputs move the answer by tens of thousands of dollars over a hold, which is why they are all built in here.
Each calculator answers one question. The five-step sequence further down is how we work through them on a real deal.
Equity a lender will release
How much of your home equity you can actually draw on, and what it funds as a deposit.
When the next purchase triggers
Models buy, refinance, repeat, so you can see when properties 2 and 3 become possible.
Gross and net yield on any property
First filter on whether a property stacks up as an investment.
Weekly out-of-pocket cost
Tells you what the property actually costs you each week after rent and tax.
Tax saving from negative gearing
How much tax the loss on the property reduces, with a 10-year projection.
Total cash to settle
Stamp duty plus legal, inspection, lender, and buffer costs.
State-by-state stamp duty
Real bracket breakdowns for every state, first home buyer concessions where they apply.
Annual land tax across a portfolio
Compares the land tax burden across states based on your total landholdings.
CGT when you sell
Includes the 50% discount, depreciation clawback, and the effect on your tax bracket.
10, 20 and 30-year projection
Models compounding capital growth and rental increases over a long hold.
PPOR vs PPOR plus an investment
Compares paying down your home loan against also owning an investment property.
Renting vs buying a home
Net wealth, equity and tax position over 5 to 10 years for each path.
A practical sequence for evaluating any investment property. Each step narrows the field.
Run the rental yield calculator on every shortlisted property. Anything below the yield band you need (typically 4-6% for capital city, 5-7% for regional) drops off. Saves hours on properties that don't stack up.
The cash flow calculator tells you the real weekly cost after tax. A property that looks negatively geared on paper might be cash flow positive after depreciation. Or vice versa.
Run the negative gearing calculator at your marginal tax rate. The benefit on a $50k earner is very different from a $250k earner. Both can be valid investment cases, just for different reasons.
The upfront cost calculator lays out deposit plus stamp duty plus legal plus inspections. Investors regularly underestimate by $10k to $20k. Run it before going to a broker, not after.
The growth projection calculator models 10, 20, and 30-year compounding. Sets realistic expectations and lets you compare two markets at different growth rates on the same basis.
Before you buy, model the sale. The capital gains tax calculator shows what you actually walk away with after CGT, with the 50% discount and depreciation clawback applied. Affects which structure (personal name vs SMSF) is best.
If you've used a generic calculator and the numbers felt off, it's usually one of these.
Most cash flow calculators assume 100% occupancy. Realistic vacancy is 2-4 weeks per year. On a $600/week rental, that's $1,200 to $2,400 missing from the model.
Depreciation can add $5,000 to $15,000 of non-cash deductions per year on an established property with a recent reno. Skipping it understates the after-tax position by thousands.
Generic calculators use a flat percentage. Real stamp duty is bracketed and varies by state. A $700,000 property in Victoria has very different duty to the same price in WA.
A negative gearing benefit at 32.5% versus 47% gives very different answers. The right calculator runs your specific bracket including Medicare levy.
Property held over 12 months in personal name gets a 50% CGT discount. Depreciation gets clawed back. Both flip the answer on whether to sell or hold.
Below the threshold, land tax is zero. Above it, it can be thousands per year and rises sharply with each new property. Investors with two or three properties in one state get caught here.
During a strategy session, we run these calculators alongside the client. Specific property, specific numbers, specific tax position. The output is a clear picture of what the property does to the client's net wealth across a 10 to 20 year hold.
If the numbers don't stack up, we don't buy the property. The discipline is the point. Most poor investment decisions come from skipping the math, not from making the wrong call once the math is in front of you.
If you'd rather have someone run these for you on real shortlisted properties, see our investment buyers agent service.
Get Started
A 15 minute call to understand your goals, your budget, and whether Australia is the right market for what you're trying to build.
A tool that estimates one number for an investment property: rental yield, weekly cash flow, tax saving from negative gearing, capital gains tax on sale, stamp duty, or long-term growth. Each calculator answers one question. Used together they tell you whether a property is worth buying.
Gross yield is annual rent divided by purchase price, expressed as a percentage. $30,000 rent on a $600,000 property is 5%. Net yield subtracts ongoing costs (rates, insurance, management, maintenance) before the calculation, giving a more realistic figure.
Negative gearing happens when annual costs exceed annual rent. The loss reduces your taxable income from other sources. The tax benefit equals the loss multiplied by your marginal tax rate. Our negative gearing calculator runs this with full deductions and a 10-year projection.
Yes. Every calculator runs in your browser and the numbers appear on screen straight away. If you want the results as a written report, you can have them emailed to you.
Accurate for the inputs you provide. Current state stamp duty brackets, realistic expense ratios, and standard tax treatment. The output is only as accurate as the rent estimate, growth assumption, and interest rate you input. Decision tools, not predictions.
Purchase costs (stamp duty, legal, inspections, lender fees), ongoing costs (interest, rates, insurance, property management at 7-10%, maintenance, vacancy allowance), depreciation, and tax. A complete calculator captures all of these. Most spreadsheet versions miss depreciation and vacancy, which distorts the answer.