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Cash flow calculator
Purchase price, rent, deposit and loan rate in. One after-tax number out, today's dollars only: modelled under the post-May-2027 tax rules, which remain subject to the passage of legislation. Full breakdown on request.
After-tax cash flow
Under the post-May-2027 tax rules (subject to passage of legislation) there is no annual negative-gearing offset. This weekly figure is the full pre-tax holding cost, unsoftened. Depreciation adds to a carry-forward loss pool drawn down later against rental profit or the gain on sale, never against this year's cost. Land tax runs on an estimated site value (45% of purchase price): replace it with the figure from your rates notice or a Valuer-General/SRO assessment for the real number.
Estimated site value (45% of purchase price): replace with the figure from your rates notice or a Valuer-General/SRO assessment for an exact number.
The Property Cash Flow Calculator is general information only and doesn't consider your income, debts, super or overall financial position. It's not personal financial, credit or tax advice, and your actual result will differ. Stamp duty, land tax and other figures shown are estimates: verify them with your accountant, solicitor or mortgage broker before acting. References to future tax settings are based on announced measures and remain subject to the passage of legislation. Shayne Mele does not hold an Australian Financial Services Licence.
Same budget, two asset classes
Same purchase price, different loan and lease structure per asset class. No growth or return is modelled: cash flow and cost only. Individual outcomes vary. The written comparison lives in Commercial vs residential property investment. This screen is its numbers companion.
Loan above 80% of the purchase price: lenders mortgage insurance (LMI) likely applies and is not included in this total. Get a quote from your mortgage broker.
Land tax runs on an estimated site value (45% of purchase price) against the selected state’s scale — replace with the figure from your rates notice for an exact number, and note some states assess your aggregate landholding, not each property alone. Commercial lenders often cap loans below 80% of the purchase price — confirm terms with your broker. GST may apply to a commercial purchase depending on the sale terms (margin scheme, going concern) and isn’t included in this total — confirm with the vendor and your accountant. Under current rules a commercial profit is taxed annually and a loss keeps the annual negative-gearing offset; neither tax effect is modelled here.
The Property Cash Flow Calculator is general information only and doesn't consider your income, debts, super or overall financial position. It's not personal financial, credit or tax advice, and your actual result will differ. Stamp duty, land tax and other figures shown are estimates: verify them with your accountant, solicitor or mortgage broker before acting. References to future tax settings are based on announced measures and remain subject to the passage of legislation. Shayne Mele does not hold an Australian Financial Services Licence.
Want these numbers run on a real property? Bring the address to a strategy call and the full model runs on it: itemised costs, loan structure, and the carry-forward-loss position, on your figures rather than a worked example.
Book a strategy callThe Property Cash Flow Calculator is general information only and doesn't consider your income, debts, super or overall financial position. It's not personal financial, credit or tax advice, and your actual result will differ. Stamp duty, land tax and other figures shown are estimates: verify them with your accountant, solicitor or mortgage broker before acting. References to future tax settings are based on announced measures and remain subject to the passage of legislation. Shayne Mele does not hold an Australian Financial Services Licence.
You can adjust purchase price, weekly rent, loan interest rate, deposit amount, build era (pre- or post-2000, which sets the depreciation claim) and state: those six drive every figure on the page. Everything else uses Shayne's confirmed house defaults, shown in full in the breakdown below the result: 22.5% itemised rental expenses, land tax on an estimated site value of 45% of the purchase price (ACT runs on average unimproved value instead: replace either figure with the number from your rates notice or a Valuer-General/SRO assessment for an exact result), and the standard acquisition costs including the $15,000 buyers agent fee. The commercial comparison below runs its own separate inputs (net yield, lease type, state, deposit and rate) and its own fee, a $20,000 minimum ($5,000 plus a success fee of $15,000 or 2% of the purchase price, whichever is greater), not the residential $15,000 flat fee. No capital growth is modelled anywhere on this page.
Gross rent, minus loan interest, itemised expenses and land tax, gives the cash flow before tax. Under the post-May-2027 tax rules there's no annual negative-gearing offset, so that figure is also the after-tax weekly cost. Nothing is added back for tax. Depreciation doesn't reduce this year's number either; it adds to a loss carried forward, which is only drawn down later against rental profit or the capital gain when the property sells. The commercial comparison runs its own inputs (purchase price, net yield, lease type, state, deposit and interest rate) under current tax rules, which still apply to commercial property; the post-May-2027 changes are residential-only. Costs and cash flow only: no capital growth is modelled.