Property Investment ROI Calculator 2026

Calculate total returns, cash flow, and tax benefits for investment properties

Free calculator with Bear/Base/Bull scenarios, negative gearing analysis, and year-by-year projections. No email required. Instant results.

Market Scenario

Each scenario presets four key assumptions. You can adjust any value manually after selecting.

Assumption	Bear	Base	Bull
Capital Growth p.a.	2.0%	5.0%	8.0%
Interest Rate	7.5%	6.5%	5.5%
Vacancy Rate	6%	3%	1%
Rent Increase p.a.	2.0%	3.5%	5.0%

Purchase Details

Property Price

Stamp Duty & Costs

Loan Type

Loan Term (years)

Deposit

5%20%40%

Interest Rate

3%6.5%10%

Rental Income

Weekly Rent

Vacancy Rate

0%7.5%15%

Annual Expenses

Council Rates

Insurance

Maintenance

Other Costs

Property Management

5%10%15%

Growth & Tax

Annual Capital Growth

0%7.5%15%

Annual Rent Increase

0%5%10%

Your Tax Rate

Projection Horizon

Enter property details to calculate ROI.

How the Calculator Works

Enter Property Details

Specify purchase price, deposit, rental income, expenses and growth assumptions.

Run Scenarios

Switch between Bear, Base, and Bull scenarios to stress-test your investment under different market conditions.

Analyse Returns

See year-by-year equity growth, cash flow, tax benefits, and total annualised ROI.

Comprehensive ROI Analysis (2026)

✓ Bear/Base/Bull Scenarios: Pre-set market conditions for pessimistic, base case, and optimistic projections
✓ Negative Gearing Tax Benefits: Calculates exact tax savings from investment property losses
✓ Year-by-Year Projection Table: Full 10-year breakdown of value, equity, cash flow, and total return
✓ P&I and Interest-Only: Compare both loan structures side-by-side
✓ Net & Gross Yield: See rental yield on both a gross and net basis
✓ After-Tax Analysis: Understand true cost/income after negative gearing benefits

Calculator FAQs

What is ROI in property investment?▼

ROI (Return on Investment) is your total return including capital growth plus rental income, expressed as a percentage of the cash you invested (deposit and purchase costs).

What's a good ROI for investment property in Australia?▼

Typically 7–12% total annual return when combining capital growth and rental yield. This varies significantly by location, property type, and market conditions.

How is negative gearing calculated?▼

Negative gearing occurs when property expenses exceed rental income. The tax benefit equals the loss multiplied by your marginal tax rate. For example, a $10,000 loss at 32.5% = $3,250 tax refund.

What's the difference between gross yield and net yield?▼

Gross yield is annual rent divided by purchase price. Net yield subtracts all expenses (rates, insurance, management, maintenance) from rent before dividing by the purchase price.

Should I use interest-only or P&I for investment?▼

Interest-only loans maximise tax deductions and improve short-term cash flow. Principal & interest loans build equity faster but have higher repayments. Many investors start with IO then switch to P&I.

How does the Bear/Base/Bull scenario work?▼

Each scenario applies pre-set assumptions for capital growth, interest rate, vacancy rate, and rent growth. Bear uses pessimistic values (2% growth, 7.5% rate), Base uses moderate values, and Bull uses optimistic assumptions.

What is included in total return?▼

Total return equals capital gain (property value increase) plus cumulative after-tax cash flow, minus your initial cash invested (deposit plus stamp duty and purchase costs).

What capital growth rate should I assume?▼

Australia's long-run average is approximately 6–7% per annum nationally. Our Base scenario conservatively uses 5%. Capital growth varies significantly by suburb and property type.