Make smarter property investment decisions
Free Australian calculator that models the real cost of buying, holding, and selling investment property — stamp duty, cash flow, tax, depreciation, and long-term exit scenarios.
Open the Calculator →TrueReturn provides estimates for illustrative purposes only. Figures are based on your inputs and fixed assumptions — actual results will vary. Always consult a licensed financial adviser before making investment decisions.
What it calculates
Stamp duty, conveyancing, inspection, and establishment fees
How it's calculated
- Stamp duty — calculated using 2024–25 published thresholds for your selected state
- Conveyancing / legal — a set amount for your selected state, from $900 (QLD) to $1,800 (NSW)
- Building & pest inspection — fixed $600
- Loan establishment fee — fixed $800
Rental income minus all running expenses, monthly and annually
How it's calculated
- Rental income — weekly rent × 52 weeks
- Management fee — your entered % of annual rent
- Vacancy allowance — 2 weeks rent per year
- Insurance — a set annual amount for your selected state, from $1,200 (TAS) to $2,500 (NT)
- Council rates — a set annual amount for your selected state, from $1,400 (TAS) to $2,100 (ACT)
- Maintenance — 0.5% of purchase price p.a.
- Loan repayment — calculated from your loan amount, rate, type, and term
Negative gearing benefit and building depreciation estimate
How it's calculated
- Deductible expenses include: loan interest, management fee, insurance, council rates, maintenance, and depreciation
- Depreciation estimate: 2.5% (new build, or established under 10 years), 1.25% (established 10–20 years), 0.75% (established 20+ years) of 75% of purchase price p.a.
- If deductible expenses exceed rental income (negative gearing), the loss × your marginal tax rate = estimated tax benefit — until 1 July 2027, when those losses are instead quarantined against the property: they absorb its later rental profits, and any remainder comes off your capital gain at sale. New builds keep full negative gearing.
- CGT on sale: the gain is split at 30 June 2027, at our projected value for that date. The part up to then is taxed at your full marginal rate — the 50% discount would need 12 months' ownership before that date, which a purchase today can't reach. The part after is CPI-indexed, taxed at your marginal rate or 30%, whichever is higher. New builds instead get whichever treatment leaves them better off.
5yr, 10yr, and 15yr scenarios with equity, profit, CGT, and cash return
How it's calculated
- Property value — purchase price compounded at your growth rate
- Equity — projected value minus remaining loan balance
- Usable equity — 80% of total equity (standard bank lending limit)
- Sales costs — 3% of sale price (agent fees, legal, marketing)
- Net profit — sale proceeds minus loan payout, sales costs, CGT, and total cash invested
- Annual cash return — annualised total profit expressed as a CAGR %
How to use it
Enter purchase price, deposit, loan details, rent, and estimated growth rate for one or more properties
See your purchase costs, then annual cash flow and tax position for the selected property
Model equity growth, net profit, and annualised cash return at 5yr, 10yr, and 15yr exit points
Simple and Advanced Mode
Enter just a name, purchase price, and weekly rent. All other fields are filled with Australian market defaults — ideal for quick estimates.
Unlock all inputs — deposit, loan type, interest rate, management fee, growth rate, and more — for a fully customised calculation.
View assumed values used in Simple mode
| Field | Assumed Value | Why |
|---|---|---|
| Deposit | 20% | Standard minimum for investment loans in Australia |
| Loan Type | Principal & Interest | Most common; required by most lenders post-2017 APRA changes |
| Loan Term | 30 years | Standard maximum term for residential investment loans |
| State | QLD | Median stamp duty rate among Australian states |
| Interest Rate | 6.72% p.a. | RBA cash rate average + typical lender margin (2024 avg) |
| Management Fee | 8% | Typical property manager fee range in Australia (7–9%) |
| Expected Growth | 6% p.a. | Long-run Australian residential property average (CoreLogic) |
| Property Age | Established, 10–20 years | Represents the median-age investment property in Australia |
| Marginal Tax Rate | 37% | Second-highest Australian income tax bracket (applies to $135k–$190k) |
FAQ
Is this financial advice?
No. TrueReturn provides illustrative estimates only. Always consult a licensed financial adviser before making investment decisions.
Which states are supported?
All 8 Australian states and territories — NSW, VIC, QLD, SA, WA, TAS, ACT, and NT. Stamp duty is calculated using each state's current thresholds.
How is stamp duty calculated?
Using the published 2024–25 transfer duty thresholds for each state. Concessions and first-home buyer exemptions are not applied.
What is the depreciation estimate based on?
A simplified building depreciation model based on property age. A quantity surveyor's depreciation schedule will give a more accurate figure for your specific property.
How accurate are the projections?
Projections use your inputs and the fixed assumptions listed above. They are estimates — actual returns will vary based on market conditions, vacancy, interest rate changes, and other factors.