AUSTRALIA · INVESTMENT PROPERTY CASH FLOW

Investment Property Rental Cash Flow Calculator

Rent received is not the same as spendable profit. Check occupancy, owner expenses, mortgage interest and principal repayments separately before assuming a property will pay for itself.

Enter your figures

Figures are calculated in this browser; entered personal amounts are not required to be sent to our servers.

Weekly rent when occupied (A$)Expected occupied weeks per year (0–52)Annual rates, insurance, manager and maintenance costs (A$)Annual mortgage INTEREST actually paid (A$)Annual mortgage PRINCIPAL repaid (A$)Other annual cash costs not already included (A$)

Calculation results

Cash flow AFTER all entered cash outgoings-$6,350.00Updates when inputs change

Property operating surplus before mortgage and other costs$25,650.00

Income after operating expenses and INTEREST only$5,650.00

Rent actually received in occupied weeks$31,850.00

Cash flow, NOT taxable rental income or ATO deductible net rental loss. Loan principal is not an ordinary income tax deduction.

Estimate only. A bank, employer, tax office or lender may apply additional conditions. See the scope and source below.

When and how to use this calculator

Rent of A$650 for 49 weeks brings A$31,850, not A$33,800. After A$6,200 operating costs, A$20,000 interest, A$11,000 principal and A$1,000 other cash costs, annual cash flow is negative.

Enter rent only for occupied weeks; if a tenant does not pay rent, those weeks should not be included in money actually received.
Separate genuine annual running costs such as rates, insurance, letting and maintenance from mortgage INTEREST and mortgage PRINCIPAL payments.
The cash-flow result is before income tax and depreciation. Loan principal is a cash expense but is generally NOT an immediate rental-income tax deduction. Use the ATO rental guidance when preparing the tax return.

Understand your result

Australian investment-property cash-flow scenario only, not an ATO tax calculator, taxable negative gearing, projected price growth or investment recommendation. No land-tax thresholds, co-ownership apportionment, capital allowances, GST or rate forecasts.

Questions people ask

Does a negative cash flow mean a deductible negative-gearing loss?

Not necessarily. Taxable rental income and deductions differ from cash flow, especially because principal repayments are not generally deductible.

Can I deduct all loan interest if I use the property privately?

Generally no; interest may need apportionment when the property or borrowed funds are used privately.

What about capital gains and depreciation?

Neither is calculated. Those require their own records and separate tax treatment.

Reference and calculation scope

Source material is provided for independent checking. Our calculator is not a government or bank service.

Australian Taxation Office — Residential rental properties

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