Home Buyer Tools
For Brokers For Agents All Tools Get My Free Finance Review Free
Review
Advanced Tool

Property Financing Estimator

Professional-grade analysis of investment property cash flow and borrowing requirements.

Property & Purchase

Purchase Cost Assumptions

Funding Sources

Loan Details (main loan)

Rental Property Assumptions

Annual Cost Assumptions

Depreciation Assumptions

Applicant Income

Purchase Summary

Total cost of the property (Established Price + Land + Construction + Site Costs).Total Property Price$580,000
Base Loan Amount plus Capitalised LMI. This is the total debt outstanding.Loan Amount$464,000
Lender application fee.Bank App Fee$1,000
Legal/conveyancing costs for the purchase.Conveyancing$2,000
Miscellaneous purchase costs.Sundries$2,000
Sum of Transfer Duty (after concessions), Surcharges, and Registration Fees.Total Govt Costs$13,999
Total LMI Premium plus Stamp Duty on LMI. Capitalised into the loan — not a separate cash cost.LMI (capitalised into loan)$0
Total Package Price plus Total Purchase Costs. This is the total cash needed for settlement.Total to Fund$598,999
There is a shortfall of $89,999 in Funding Sources to be rectified.

Illustrative Cash Flow Estimate (Year 2)

Weekly Rent multiplied by 52, less the Rental Vacancy Rate.Annual Rent$37,492
Weekly Rent multiplied by 52, less the Rental Vacancy Rate.Net Rent (after vacancy/mgmt)$32,993
Total interest cost for Year 2 on the main mortgage.Annual Interest$28,217
Total of all non-interest, non-principal operating costs (e.g., rates, fees, maintenance).Annual Costs$0
Total non-cash deductions — Div 43 Capital Works + Div 40 Plant & Equipment. See the 10-year schedule below.Depreciation (Year 2)$12,071
Div 43: $6,300  |  Div 40: $5,771

Estimated Monthly Cashflow

Annual Rental Income minus Operating Expenses, Annual Interest, AND Depreciation. This is the total taxable gain or loss (Taxable Income).Taxable Income (property)$-7,295
Total Tax Before Property minus Total Tax After Property. If positive (green), this is your annual tax refund from negative gearing.Tax Refund from Property$2,334
Pre-Tax Annual Cash Flow plus Total Annual Tax Benefit/Cost. This is the property's true net holding cost/gain for the year (excluding principal).After-Tax Cash Flow (annual)$7,110
After-tax cashflow excluding principal repayments. Positive = positively geared, negative = negatively geared.Net monthly cashflow (excl. principal)$592
Principal repayments reduce your loan balance and build equity — they are wealth accumulation, not an expense. Included here to show total bank account impact.Monthly Principal (all loans)$487
True monthly impact on your bank account: after-tax cashflow minus all principal repayments across every loan.True monthly out-of-pocket$105
10-Year Cashflow Projection▼
YearNet RentTotal InterestAnnual CostsDepreciationTaxable IncomeTax RefundAfter-Tax CFMonthly CFTrue OOP/mo
Year 1$32,032$28,567$0$10,815$-7,350$2,352$5,817$485$26
Year 2$32,993$28,217$0$12,071$-7,295$2,334$7,110$592$105
Year 3$33,983$27,845$0$10,469$-4,331$1,386$7,524$627$109
Year 4$35,002$27,448$0$9,355$-1,801$576$8,130$677$126
Year 5$36,052$27,027$0$8,569$456$-146$8,879$740$153
Year 6$37,134$26,579$0$8,006$2,549$-816$9,739$812$188
Year 7$38,248$26,102$0$7,596$4,550$-1,456$10,690$891$227
Year 8$39,395$25,595$0$7,294$6,507$-2,082$11,719$977$271
Year 9$40,577$25,055$0$7,069$8,453$-2,706$12,816$1,068$317
Year 10$41,794$24,481$0$6,898$10,415$-3,332$13,981$1,165$366

Assumptions: Rent grows at 3% p.a. Council rates grow at 7% p.a. (property-value-linked). Insurance, maintenance, body corporate, and other costs grow at 2.5% p.a. (CPI). Depreciation from ATO schedule. Tax brackets held at Year 1 rates. "True OOP/mo" = after-tax monthly cashflow minus monthly principal repayments across all loans.

10-Year Equity Projection▼
YearProperty ValueTotal DebtGross EquityEquity from GrowthEquity from Principal
Year 1$620,600$458,501$162,099$40,600$5,499
Year 2$664,042$452,652$211,390$84,042$11,348
Year 3$710,525$446,431$264,094$130,525$17,569
Year 4$760,262$439,813$320,449$180,262$24,187
Year 5$813,480$432,774$380,706$233,480$31,226
Year 6$870,424$425,286$445,137$290,424$38,714
Year 7$931,353$417,322$514,031$351,353$46,678
Year 8$996,548$408,850$587,698$416,548$55,150
Year 9$1,066,306$399,839$666,467$486,306$64,161
Year 10$1,140,948$390,254$750,694$560,948$73,746

Assumptions: Property value grows at 7% p.a. (capital growth). Debt balances are amortised based on each loan's rate and term. IO loans maintain their balance during the interest-only period. Equity from Principal = initial total debt minus remaining debt.

10-Year Depreciation ScheduleDiv 43 + Div 40  ▼
YearDivision 43 — Capital Works allowance at 2.5% p.a. on 90% of construction cost for up to 40 years.Div 43Division 40 — Plant & equipment at 20% diminishing value on 70% of the Div 40 allocation.Div 40 StandardLow-Value Pool — 30% of Div 40 value. 18.75% in Year 1 (full rate, not pro-rated), 37.5% in subsequent years.Div 40 PoolTotal
Year 1$5,696$3,544$1,575$10,815
Year 2$6,300$3,211$2,559$12,071
Year 3$6,300$2,569$1,600$10,469
Year 4$6,300$2,055$1,000$9,355
Year 5$6,300$1,644$625$8,569
Year 6$6,300$1,315$391$8,006
Year 7$6,300$1,052$244$7,596
Year 8$6,300$842$153$7,294
Year 9$6,300$673$95$7,069
Year 10$6,300$539$60$6,898

Assumptions: Asset value split 90% Div 43 / 10% Div 40. Div 40 split 70% Standard (DV 20% p.a.) / 30% Low-Value Pool (18.75% Y1, 37.5% thereafter). Year 1 Div 43 and Standard are pro-rated by days held from settlement to 30 June. LVP Year 1 rate is not pro-rated per ATO rules.

Notice: These calculators, estimators and explainers serve as general guides and are intended for illustrative use only. These calculators do not constitute financial, credit, taxation or investment advice. Because details may be incomplete or subject to change, these calculators, estimators and print version should not be treated as definitive sources of truth. The findings are generated from data provided by you and variables from external sources and assumptions used within the calculators. As such, this information can change frequently and may not always be current. You are responsible for confirming the accuracy, relevance, and completeness of these data points as they pertain to your specific situations. We provide no guarantees regarding the precision of the outputs of any calculators or estimators. Results should be treated as illustrative only and verified with appropriate professional advice. We accept no liability for any loss, damage, or consequence resulting from your reliance on the information they provide.

Investment Property Summary

05 June 2026
House & Land / New Build — VIC — INV
Property Details
Property TypeNew Build
StateVIC
Purchaser TypeINV
Vacant Land$300,000
Construction$280,000
Total Property Price$580,000
Purchase Cost Assumptions
Contract Date2026-06-05
LVR80%
Loan Amount (base)$464,000
Transfer Duty$13,070
Transfer Fee$804
Mortgage Fee$126
Total Govt Costs$13,999
LMI (capitalised)$0
Bank App Fee$1,000
Conveyancing$2,000
Sundries$2,000
Total to Fund$598,999
Funding Sources
Main Loan$464,000
Deposit (Savings)$45,000
Total Funds$509,000
Shortfall / Surplus-$89,999
Loan Details
Loan Term30y (360 months)
Loan TypeP&I
P&I Rate6.19%
Monthly Payment$2,839
Weekly Payment$655
Rental Property Assumptions
Weekly Rent$700
Annual Rent (wk × 52)$36,400
Vacancy2.0% ($728)
Mgmt Fees8.0% ($2,912)
Letting Fees2.00% ($728)
Net Rent (after vacancy/mgmt)$32,032
Capital Growth %7.0%
Rental Growth % (projections)3.0%
Annual Cost Assumptions
CPI % (projections)2.5%
Council Rates$0 grows @ cap. growth
Insurance$0
Water & Sewer$0
Maintenance$0
Total Annual Costs$0
Depreciation Assumptions
Settlement Date2026-08-04
Asset Value (Construction Cost)$280,000
Low-Value PoolEnabled
Div 43 (Year 1)$5,696
Div 40 (Year 1)$5,119
Total Depreciation (Year 1)$10,815
Applicant Income & Tax
ResidencyResident
App 1 Ownership50% / App 2: 50%
App 1 MLSNo  |  App 2 MLS: No
App 1 Salary$120,000
App 1 Property Income$-3,675
App 1 Total Income$116,325
App 1 Tax (salary only)$29,188
App 1 Tax (with property)$28,012
App 1 Tax Saving$1,176
App 2 Salary$80,000
App 2 Property Income$-3,675
App 2 Total Income$76,325
App 2 Tax (salary only)$16,388
App 2 Tax (with property)$15,212
App 2 Tax Saving$1,176
Total Tax (salary only)$45,576
Total Tax (with property)$43,224
Tax Refund from Property$2,352
Investment Projection — Year 1 Cashflow
Annual Rent (gross)$36,400
Gross Rent (after vacancy/mgmt/letting)$32,032
Annual Interest$28,567
Annual Costs$0
Depreciation (Year 1)$10,815
Div 43 / Div 40$5,696 / $5,119
Taxable Income (property)$-7,350
Tax Refund from Property$2,352
After-Tax Cash Flow (annual)$5,817
Net monthly cashflow (excl. principal)$485
Total Monthly Payments (all loans)$2,839
Monthly Interest (all loans)$2,381
Monthly Principal (all loans)$458
True monthly out-of-pocket$26
10-Year Depreciation Schedule
YearDiv 43Div 40 StdDiv 40 PoolTotal
Year 1$5,696$3,544$1,575$10,815
Year 2$6,300$3,211$2,559$12,071
Year 3$6,300$2,569$1,600$10,469
Year 4$6,300$2,055$1,000$9,355
Year 5$6,300$1,644$625$8,569
Year 6$6,300$1,315$391$8,006
Year 7$6,300$1,052$244$7,596
Year 8$6,300$842$153$7,294
Year 9$6,300$673$95$7,069
Year 10$6,300$539$60$6,898
10-Year Cashflow Projection
YearNet RentTotal InterestAnnual CostsDepreciationTaxable IncomeTax RefundAfter-Tax CFMonthly CFTrue OOP/mo
Year 1$32,032$28,567$0$10,815$-7,350$2,352$5,817$485$26
Year 2$32,993$28,217$0$12,071$-7,295$2,334$7,110$592$105
Year 3$33,983$27,845$0$10,469$-4,331$1,386$7,524$627$109
Year 4$35,002$27,448$0$9,355$-1,801$576$8,130$677$126
Year 5$36,052$27,027$0$8,569$456$-146$8,879$740$153
Year 6$37,134$26,579$0$8,006$2,549$-816$9,739$812$188
Year 7$38,248$26,102$0$7,596$4,550$-1,456$10,690$891$227
Year 8$39,395$25,595$0$7,294$6,507$-2,082$11,719$977$271
Year 9$40,577$25,055$0$7,069$8,453$-2,706$12,816$1,068$317
Year 10$41,794$24,481$0$6,898$10,415$-3,332$13,981$1,165$366

Rent grows at 3% p.a. Council rates at 7% p.a. CPI costs at 2.5% p.a. Tax brackets held at Year 1 rates. True OOP/mo = monthly cashflow minus monthly principal.

10-Year Equity Projection
YearProperty ValueTotal DebtGross EquityEquity from GrowthEquity from Principal
Year 1$620,600$458,501$162,099$40,600$5,499
Year 2$664,042$452,652$211,390$84,042$11,348
Year 3$710,525$446,431$264,094$130,525$17,569
Year 4$760,262$439,813$320,449$180,262$24,187
Year 5$813,480$432,774$380,706$233,480$31,226
Year 6$870,424$425,286$445,137$290,424$38,714
Year 7$931,353$417,322$514,031$351,353$46,678
Year 8$996,548$408,850$587,698$416,548$55,150
Year 9$1,066,306$399,839$666,467$486,306$64,161
Year 10$1,140,948$390,254$750,694$560,948$73,746

Property value grows at 7% p.a. Debt balances amortised per each loan's rate and term. IO loans maintain balance during interest-only period.

Notice: These calculators and estimators serve as general guides and are intended for illustrative use only. These calculators do not constitute financial, credit, taxation or investment advice. Because details may be incomplete or subject to change, these calculators, estimators and print version should not be treated as definitive sources of truth. The findings are generated from data provided by you and variables from external sources and assumptions used within the calculators. As such, this information can change frequently and may not always be current. You are responsible for confirming the accuracy, relevance, and completeness of these data points as they pertain to your specific situations. We provide no guarantees regarding the precision of the outputs of any calculators or estimators. Results should be treated as illustrative only and verified with appropriate professional advice. We accept no liability for any loss, damage, or consequence resulting from your reliance on the information they provide.

Stop Wondering, Start Planning.

Book a free finance review with a licenced broker so you can shop for your new home with confidence.

Get My Free Finance Review