Investment Property Cash Flow Calculator 2026

Calculate monthly and annual cash flow for rental properties

Free calculator with negative gearing tax benefits and after-tax cash flow projections. No email required. Instant results.

Property & Loan Details

Property Purchase Price

Deposit

LVR: 80.0%

Interest Rate (%)

Current investor rates: ~6.5%

Loan Term

Loan Type

Rental Income

Weekly Rent

Annual: $28,600

Vacancy Allowance (weeks/year)

Typical: 2 weeks

Annual Expenses

Council Rates

Water Rates

Strata Fees (if applicable)

Insurance

Property Management (%)

Maintenance

Land Tax

Other Expenses

Tax Information

Your Marginal Tax Rate

Annual Depreciation (optional)

From depreciation schedule (Division 40 & 43)

Note: This calculator provides estimates for investment properties. Actual cash flow and tax outcomes depend on individual circumstances. Consult with a qualified accountant or tax advisor.

Enter property details to calculate cash flow.

How the Calculator Works

Enter Property Details

Provide property price, loan details, rental income, and all annual expenses.

Calculate Cash Flow

We calculate pre-tax and after-tax cash flow including negative gearing tax benefits.

Analyze Returns

See monthly/annual cash flow, tax deductions, rental yields, and investment insights.

Comprehensive Cash Flow Analysis (2026)

✓ Pre-Tax & After-Tax Cash Flow: See actual monthly contribution/income after tax benefits
✓ Negative Gearing Tax Benefits: Calculates tax deductions (interest, expenses, depreciation) and refund amount
✓ P&I vs Interest-Only: Compare both loan types to see impact on cash flow
✓ Vacancy Allowance: Accounts for typical 2-week vacancy per year
✓ Rental Yields: Shows gross and net rental yield alongside cash flow
✓ Investment Insights: Identifies positive/negative gearing and provides strategy recommendations

Calculator FAQs

What is cash flow in property investment?▼

Cash flow is the net income or expense from owning a rental property. It equals rental income minus all costs (loan repayments, rates, insurance, management, maintenance). Positive cash flow means the property generates income. Negative cash flow means you contribute money each month.

What is negative gearing?▼

Negative gearing occurs when property expenses (including loan interest) exceed rental income, creating a tax loss. This loss reduces your taxable income, providing tax refund benefits. In Australia, you can claim interest, rates, insurance, management fees, maintenance, and depreciation as tax deductions.

Is negative cash flow bad?▼

Not necessarily. Many successful investors accept negative cash flow (after tax) in exchange for strong capital growth. The key is ensuring the property has solid growth fundamentals (infrastructure, population growth, employment) and that you can afford the ongoing contribution.

What expenses can I claim as tax deductions?▼

Deductible expenses include: loan interest (not principal), council rates, water rates, strata fees, landlord insurance, property management fees, maintenance and repairs, depreciation (building and plant/equipment), land tax, pest control, gardening, and advertising for tenants. Capital improvements are not immediately deductible.

Should I choose P&I or interest-only loans?▼

Interest-only loans maximize tax deductions (100% interest) and cash flow but don't reduce the principal. P&I loans build equity faster but have higher repayments and lower tax deductions. Many investors use interest-only for the first 5-10 years to maximize deductions, then switch to P&I.

How do I improve cash flow?▼

Strategies to improve cash flow: (1) Increase rent to market rates, (2) Reduce vacancy (good property management, tenant retention), (3) Minimize expenses (negotiate insurance, self-manage if viable), (4) Add value through renovations that justify higher rent, (5) Refinance to lower interest rate, (6) Claim all eligible tax deductions including depreciation.