Home/Deal Analyser

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Property Deal Analyser.

Plug in any Australian property and see the real numbers — stamp duty, LMI, cashflow, yield, rate stress-test, and a ten-year projection. Defaults are sensible; tweak anything to match your situation. Works for every state and territory.

Property where & how much

Purchase price

State / territory

Buyer type

Foreign buyer (surcharge applies)

Finance how you'll fund it

Deposit (% of price)

$130,000 Interest rate

% p.a.

Typical investor rate, indicative only

Loan term

years

Repayment type

Conveyancing & legals

Building & pest, inspections

Income what it earns

Weekly rent

$32,240 annual gross Vacancy allowance

% / yr

~1.5 weeks/year is typical for QLD metro

Expenses annual holding costs

Property management

% of rent

QLD avg 7–9%, includes letting fees on average Council rates

Per year

Body corporate / strata

Per year (set 0 for houses) Insurance (landlord + building)

Per year

Repairs & maintenance

Per year, allow ~1% of property value Land tax (if applicable)

Per year, varies by state

Tax & growth assumptions

Marginal tax rate

Capital growth p.a.

Rent growth p.a.

Depreciation (year 1, optional)

Get a quantity surveyor's schedule for accurate numbers

Reality check. This calculator is an estimator, not regulated financial or tax advice. Stamp duty rates and FHB concessions are approximated as at early 2026 and vary by exact circumstance — verify with the relevant state revenue office before committing. LMI is a rough estimate; actual quotes vary by lender. Always confirm numbers with your mortgage broker, conveyancer, and accountant before signing.

2026 Budget note. The federal budget handed down 12 May 2026 limits negative gearing on existing dwellings and replaces the 50% CGT discount with inflation indexation, both effective July 2027. A 30% minimum CGT rate applies from July 2027 (individuals) and July 2028 (discretionary trusts). For purchases on or after July 2027 in existing dwellings, the after-tax cashflow projections in this calculator will overstate the tax benefit until the calculator is updated. New builds retain the current rules.

Weekly cashflow (after tax)

—

includes deductible loss benefit

Cash to settle

—

deposit + costs

Loan amount

—

at 80% LVR

Gross yield

—

rent ÷ price

Net yield

—

after holding costs

Income (annual)

Gross rent—

less vacancy allowance—

Effective rental income—

Operating expenses (annual)

Property management—

Council rates—

Body corporate / strata—

Insurance—

Repairs & maintenance—

Land tax—

Total operating expenses—

Financing (annual)

Mortgage repayments—

of which: interest—

of which: principal—

Cashflow position

Pre-tax cashflow—

Tax effect (deductible loss × marginal rate)—

incl. depreciation deduction—

After-tax cashflow (annual)—

After-tax cashflow (weekly)—

Break-even rent (weekly, pre-tax)—

Upfront costs

Deposit—

Stamp duty (transfer duty)—

foreign buyer surcharge included—

Mortgage registration & transfer fees—

Conveyancing & legals—

Building & pest, other inspections—

Lenders Mortgage Insurance (LMI)—

at LVR 80%—

Total cash to settle—

Loan

Loan amount—

Monthly repayment—

Weekly repayment equivalent—

Total interest over loan life—

What happens if interest rates rise? These are the same property, same rent, but at higher rates. APRA currently requires lenders to assess at +3% above the actual rate — your borrowing position must survive these.

Break-even rate

Rate at which weekly cashflow becomes negative—

Headroom vs current rate—

Ten-year forward projection assuming the capital growth and rent growth rates you set, with the loan amortising on the schedule shown. Past returns don't predict the future — these numbers are a model, not a promise.

Year	Property value	Loan balance	Equity	Annual cashflow	Cumulative

10-year position

Capital gain (paper)—

Cumulative cashflow (after tax)—

Loan paid down—

Total return on cash invested—

Annualised return on cash invested—

Want a second pair of eyes on this deal?

If you've run a property through the calculator and want an independent, numbers-first view before you commit, the free 15-minute Discovery call is the right next step.

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