Disclaimer: This calculator provides estimates only and should not be considered financial or tax advice. Results do not account for income tax on rental income, capital growth, depreciation tax benefits, or changes in interest rates. Always consult a qualified property accountant before making investment decisions. Evercend Pty Limited does not hold an Australian Financial Services Licence.
Investment property cashflow inputs and results
Income
Loan
Expenses (per annum)
Typical range is 7-12% depending on state and agent.
Enter 0 if freestanding house.
Enter from your quantity surveyor report or use our Depreciation calculator.
Enter your weekly rent to begin
Fill in the rent and loan details on the left to calculate your property cashflow instantly.
Understanding investment property cashflow
Cashflow is the money left over, or the shortfall, after the rent has covered the costs of owning an investment property. It is the difference between the rent you receive and the cash you pay out for the loan, rates, insurance, management and upkeep. This calculator shows your cashflow as a weekly, monthly and annual figure.
Cashflow looks at actual money in and out. It is separate from the tax position, because loan repayments include principal that is not deductible, and deductions such as depreciation reduce your tax without being a cash cost. This is a model and general information, not financial or tax advice.
How to use this calculator
Enter the rental income
Use the rent you expect to receive, weekly, monthly or annually.
Add the loan details
Enter the loan amount, interest rate and repayment type so the calculator can work out the repayments.
Add the running costs
Include council rates, insurance, management fees, maintenance and any strata fees.
Read the cashflow
The calculator shows the surplus or shortfall as weekly, monthly and annual figures.
How this calculator works
The calculator adds up the cash you receive as rent and subtracts the cash you pay out, which includes your loan repayments and the running costs of the property. If the rent covers the costs, the property is positively geared and produces a surplus. If the costs are higher, the property is negatively geared and runs at a shortfall you need to fund from other income. The result is shown across weekly, monthly and annual periods so it is easier to plan for.
Assumptions used
Assumptions used: cashflow counts the full loan repayment as a cash cost, including both the interest and the principal. For tax, only the interest portion of the loan is deductible, not the principal, so the tax position differs from the cash position. Depreciation and capital works are deductions claimed over time and are not cash costs, so they are not part of this cashflow. Where costs are higher than the rent, the net rental loss can currently be deducted against your other income, though this is changing from 1 July 2027. The estimate uses the figures you enter and is general information, not advice.
Worked example
A property rents for $500 a week, which is $26,000 a year. The loan repayments are $28,000 a year, and the rates, insurance, management fees and maintenance add another $6,000. Total cash out is $34,000.
The rent of $26,000 less the cash costs of $34,000 leaves a shortfall of $8,000 a year, or about $154 a week. The owner funds this gap from other income. The tax position is worked out separately, because only part of the loan repayment is deductible.
The cash shortfall and the tax deduction are two different numbers. The Negative Gearing calculator estimates the tax effect.
What changes your investment cashflow
Several things change the after-tax cashflow on an investment property. The main ones are:
Rental income
Higher rent improves cashflow. Vacancy and below market rent reduce the rent actually received.
Interest rate
The loan is usually the largest cost. A higher rate lifts the repayment and worsens cashflow.
Repayment type
Interest only repayments are lower than principal and interest, which improves cashflow but does not reduce the loan.
Running costs
Rates, insurance, management fees, maintenance and strata fees all reduce the surplus.
Tax position
Only the interest portion of the loan is deductible, and non-cash deductions such as depreciation affect tax, not cash.
The 2027 reform
From 1 July 2027, negative gearing is limited to new builds, which can change the after-tax position for some investors.
Rates and assumptions used
| Item | Value used | Source |
|---|---|---|
| Loan repayments in cashflow | Counted in full as a cash cost, including interest and principal | ASIC MoneySmart, Buying an investment property |
| Interest deductibility | Interest on the loan is deductible; the principal is not | ATO, How to claim rental expenses |
| Depreciation and capital works | Non-cash deductions claimed over time, not part of cashflow | ATO, How to claim rental expenses |
| Negative gearing (current rules) | When costs exceed rent, the net rental loss can be deducted against other income such as salary | ATO, How to claim rental expenses |
| Change from 1 July 2027 | Negative gearing limited to new builds; losses on established property bought after 7:30pm AEST 12 May 2026 are quarantined | ATO, Reforming negative gearing and capital gains tax |
Figures checked against the sources above on 10 August 2026.
Frequently asked questions
It is the money left over, or the shortfall, after the rent has covered the cash costs of owning the property, such as loan repayments, rates, insurance, management fees and maintenance. Positive cashflow means the rent covers the costs. Negative cashflow means you fund a shortfall from other income.
Related calculators and guides
Sources
- •ASIC MoneySmart, Buying an investment property
- •ATO, How to claim rental expenses
- •ATO, Reforming negative gearing and capital gains tax
Content reviewed and figures checked against the sources above on 10 August 2026.