Property Cash Flow Calculator Australia
See whether a rental property pays for itself. Enter the weekly rent, monthly mortgage repayment and monthly expenses — we'll show you net monthly cash flow.
Income & costs
Council, water, insurance, management fees, repairs, body corporate (per month).
Enter weekly rent, monthly mortgage and monthly expenses to see net cash flow.
How property cash flow is calculated
Cash flow is the most honest number in Australian property investing. It tells you exactly what the property is doing to your bank balance, week after week, month after month, before you factor in any capital growth or tax effects.
Annual Cash Flow = (Weekly Rent × 52)
− (Monthly Mortgage × 12)
− (Monthly Expenses × 12)
Monthly Cash Flow = Annual Cash Flow ÷ 12Positive vs negative cash flow property
A positive cash flow property funds itself — and then some. These are typically found in outer-ring suburbs of capital cities, regional centres, and high-yield unit markets. The trade-off is usually slower capital growth.
A negative cash flow property runs at a loss on a pure cash basis, with the investor funding the shortfall from salary or other income. The bet is that capital growth — and after-tax benefits via negative gearing — more than make up for the bleed over time. Most inner-ring blue-chip Australian properties are negatively geared in year one.
Investment property income calculator Australia — what to include
For a faithful cash flow figure, budget your expenses generously. Council rates, water rates, building insurance, landlord insurance, property management fees (7–9% of rent in most states), a maintenance reserve (1% of property value annually is a sensible starting point), body corporate fees for units/townhouses, and land tax for higher-value holdings. Underestimating expenses is the most common reason investors are surprised by negative cash flow.
Frequently asked questions
How do you calculate property cash flow in Australia?
Cash flow is your weekly rental income, annualised, minus all ongoing costs — mortgage repayments, council rates, water, insurance, property management fees, repairs, body corporate, and land tax. The remainder is your net cash flow, expressed monthly or annually.
What's the difference between positive and negative cash flow property?
A positive cash flow property generates more rent than it costs to hold — the rent covers all expenses and mortgage repayments with money left over. Negative cash flow means you fund the shortfall from your own pocket, hoping capital growth more than makes up for it. Both strategies have merit; the right one depends on your income, risk appetite and investment thesis.
Should I include depreciation in cash flow?
Not in raw cash flow — depreciation is a non-cash deduction. It changes your after-tax position but doesn't affect the actual dollars hitting your bank account. The investment property income calculator Australia uses pre-tax cash flow as the primary figure.
Why is my cash flow worse than rental yield suggests?
Rental yield ignores your loan repayments. A property with a 5% gross yield can still have heavily negative cash flow if you've borrowed 80%+ at 6% interest, because the cost of debt outpaces the rental income early in the loan term.
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