The FisCalc
// PROPERTY INVESTMENT

Rental Yield &
Cash Flow Calculator

Calculate gross and net rental yield, model your annual cash flow, and see your break-even rent. Includes stamp duty estimate, agent fees, maintenance, and mortgage repayments.

// PURCHASE_DETAILS
Property price, deposit, and loan structure.
Purchase price$750k
Deposit / equity$150k (20%)
Interest rate6.20%
Loan type
Loan term30 years
// RENTAL_INCOME
Weekly rent and vacancy allowance.
Weekly rent$650/wk
Vacancy allowance3% (2 wks/yr)
// ANNUAL_EXPENSES
Adjust for your property. All figures are annual.
Council rates
Water rates
Building insurance
Landlord insurance
Strata / body corp
Agent management fee8% ($2,623/yr)
Maintenance & repairs1% of value ($7,500/yr)
Gross rental yield
4.37%
$32,786/yr before expenses
Net rental yield
2.38%
$17,863/yr after expenses, before interest
Pre-tax cash flow
−$19,337/yr
Negatively geared · $372/wk shortfall
Break-even rent
$1,033/wk
minimum to cover all costs at 3% vacancy
Loan amount
$600k
LVR: 80.0%
Monthly mortgage
$3,675
P&I
Annual interest
$37k
Tax-deductible (investment)
Total acquisition cost
$790k
Price + stamp duty + conveyancing
Yield on total cost
4.15%
Gross, incl. acquisition costs
Total annual expenses
$15k
excl. mortgage
// CASH_FLOW_STATEMENT
Gross rental income$32,786
Less: vacancy allowance−$1,014
Net rental income$32,786
Agent management fees−$2,623
Council rates−$1,800
Water rates−$900
Building & landlord insurance−$2,100
Maintenance & repairs (est.)−$7,500
Net income (before interest)$17,863
Mortgage interest−$37,200
Pre-tax cash flow−$19,337($372/wk shortfall)
// 10_YEAR_CAPITAL_GROWTH_SCENARIOS
3% p.a.
capital growth
$1.01m
property value
$408k
equity (value − loan)
5% p.a.
capital growth
$1.22m
property value
$622k
equity (value − loan)
7% p.a.
capital growth
$1.48m
property value
$875k
equity (value − loan)

Capital growth scenarios assume no principal repayment (interest-only basis for equity calculation). Does not include rental income or costs. Illustrative only.

Stamp duty is estimated using the NSW residential investor scale and is indicative only — rates vary by state and property type. Mortgage calculations assume standard amortisation. This calculator does not account for depreciation, negative gearing tax offsets, CGT on sale, land tax, or body corporate levies not entered above. Not financial or tax advice.

What is a good rental yield in Australia?

Gross rental yield is the most commonly cited figure when comparing investment properties — it's simply annual rent divided by purchase price. In Australia's major capitals, yields have compressed as prices rose faster than rents. Sydney and Melbourne typically see gross yields of 2.5–3.5%, while Brisbane, Adelaide, and Perth regularly deliver 4–5.5% gross.

Gross yield vs. net yield — what's the difference?

Gross yield ignores running costs. Net yield deducts agent fees, council rates, insurance, maintenance, and other holding costs before dividing by purchase price — giving a more realistic picture of actual returns. A property with a 4% gross yield might only return 2.8% net once expenses are accounted for.

Positively geared vs. negatively geared

A property is positively geared when rental income exceeds all costs including mortgage interest — generating real cash flow from day one. Negative gearing means your costs exceed income, resulting in a cash shortfall you fund from other income. Negatively geared properties generate a tax deduction equal to the loss, which reduces your income tax. The investment case then relies on capital growth to produce the total return.

Interest-only vs. principal & interest loans

Many investors use interest-only loans to maximise tax deductions (all interest is deductible on investment property) and preserve cash flow. However, IO loans typically attract a higher interest rate and don't build equity through principal repayment. At the end of the IO period, repayments jump significantly.

What expenses are tax-deductible on investment property?
Mortgage interest, agent fees, council and water rates, insurance, maintenance and repairs, depreciation on fixtures and fittings, and land tax (where applicable) are all generally deductible. Stamp duty and capital improvements are not immediately deductible but may reduce your CGT liability on sale.
What is a realistic maintenance allowance?
Many property investors budget 1–1.5% of property value annually for maintenance and repairs — higher for older properties, lower for new builds. A $750,000 house with a 1% allowance means setting aside $7,500/year, which covers routine repairs, periodic painting, and appliance replacements.
Should I self-manage or use an agent?
Property management typically costs 6–10% of gross rent plus letting fees. Self-managing saves this cost but adds significant time, landlord-tenant law complexity, and maintenance coordination. For most investors, professional management is worth the cost for the first property.

// CGT_CALCULATOR

When you sell, Capital Gains Tax applies. Calculate your CGT liability including the 50% discount for assets held over 12 months.

CGT Calculator →

// DEBT_RECYCLING

Use equity from investment property to convert non-deductible home loan debt into deductible investment debt.

Debt Recycling →

// INCOME_TAX

See how rental income and negative gearing losses flow through to your marginal tax rate.

Income Tax →

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