Investment Property Cash Flow Calculator
Estimate the weekly, monthly and annual pre-tax cash flow of an Australian investment property from rent, vacancy, loan interest and ongoing running costs.
Your results
Calculation breakdown
- Effective rent
- $31,200.00 adjusted for 2 vacancy weeks = $30,000.00
- Cash flow before principal
- $20,500.00 − $20,000.00 interest = $500.00
Assumptions
- Rent is annualised from weekly rent, reduced for the vacancy weeks you enter.
- The management fee is charged on effective (post-vacancy) rent.
- Figures are pre-tax estimates and exclude depreciation, capital works deductions and your marginal tax rate.
- Principal repayments reduce cash in hand but build equity rather than being a true expense.
How this calculator works
Cash flow is what actually lands in your bank account from an investment property, and it can look very different from the headline rental yield once vacancy, management fees, council rates, strata, insurance, maintenance and loan repayments are all accounted for. This calculator starts with your weekly rent, reduces it for the vacancy weeks you expect across the year, deducts operating expenses including a percentage-based property management fee, and then subtracts loan interest to show pre-tax cash flow before principal — a useful figure for comparing properties on a like-for-like basis since principal repayments build equity rather than being a true cost. It then subtracts principal repayments to show the cash flow after your full loan repayment, broken down into monthly and weekly figures so you can see the real-world impact on your budget. All results are pre-tax estimates; they exclude depreciation deductions, capital works allowances and the effect of your marginal tax rate, all of which can materially change the after-tax picture for a negatively geared property.
Rates sourced from the Australian Taxation Office for the 2026–27 financial year. Last reviewed 01/07/2026.
Frequently asked questions
What's the difference between cash flow before and after principal?
Cash flow before principal only deducts interest, showing the property's true income-generating ability. Cash flow after principal also deducts principal repayments, which reduce your bank balance but build equity rather than being a real cost.
Why does this calculator show pre-tax figures?
Depreciation, capital works deductions and your personal marginal tax rate can significantly change a negatively geared property's after-tax cost, and these depend on individual circumstances best assessed with a tax adviser or quantity surveyor.
How should I estimate vacancy weeks?
A common starting assumption is one to two weeks a year for a well-located property between tenancies, but this varies by location, property type and market conditions, so check local vacancy rates for a more accurate estimate.
Results are estimates only and are not financial, tax, legal or credit advice.
Rates and thresholds are configured for the 2026–27 Australian financial year and should be reviewed when government settings change.