The numbers, before the emotion.
Seven calculators that follow a property decision from end to end — what it costs to get in, which of two properties to buy, what it costs to hold, what the portfolio can do next, what a lender will actually advance, and what a sale leaves in hand. Every state and territory, every assumption visible and editable, no figure hidden behind an email address.
Cash to buy
Every dollar you hand over on settlement day, broken down by who receives it — and whether your savings actually cover it.
- Transfer duty for all eight jurisdictions
- First home concessions and grants
- LMI, paid or capitalised
- The 5% / 10% / 15% / 20% deposit trade-off
Cashflow & equity
What an investment property costs you each week after tax, and what ten years of it builds — with the growth assumption stress-tested rather than assumed.
- Negative gearing across real tax brackets
- Depreciation, land tax and vacancy
- Interest-only against principal and interest
- Break-even year and total return
Portfolio tracker
Your whole position on one page: equity, LVR, which properties pay for themselves, and the year the portfolio funds the next deposit by itself.
- Usable equity at an 80% release
- Live property.com.au valuation per property
- Year-on-year growth and 24 months of history
- Printable portfolio health report
Borrowing power
Equity gets you the deposit. Income decides whether anyone lends against it — and on a portfolio that is usually the part that bites.
- Income shading and the household expenditure floor
- Existing loans at rate plus the 3% APRA buffer
- Interest-only debt assessed principal and interest
- Whether equity or servicing is the binding constraint
Plan
Buy, sell and switch loans in the years you intend to, and watch where it actually leaves you — against the income you want to retire on.
- Thirty years, year by year, with every event shown
- A purchase it cannot fund does not happen
- Sales pay real capital gains tax in the year they settle
- Save plans and compare them side by side
Exit strategy
What a sale actually leaves in hand, once the agent, the lender and the tax office have all been paid — and why the same gain costs two owners different amounts.
- Capital gains tax at real ATO brackets, not a flat rate
- The 50% discount, and losses applied in the right order
- Taxed per owner, with trusts handled separately
- Every formula and rate table shown on the page
Purchase brief
Two properties side by side on one printable page — what each takes to buy, what each costs to hold after tax, and which one the numbers actually favour.
- Cash to settle, including your own fee
- Weekly cost after tax at the client's real bracket
- Gross and net yield on both
- The better figure marked on every line
They're meant to be used in order
Every page runs on one rate engine, so the duty and settlement costs on the first page are the same numbers the cashflow page holds you to, the same cost base the exit page taxes, and the same figures the plan projects forward. They also pass state to each other: the portfolio feeds the plan and the exit page, and the household you enter for borrowing power is the one the plan tests every future purchase against.
General information only. These calculators produce estimates, not advice. They do not take your objectives, financial situation or needs into account, and they cannot check your eligibility for any concession, exemption or grant. Duty, land tax, lending and taxation rules change often and differ by jurisdiction. Confirm every figure with your conveyancer, broker, accountant and the relevant revenue office before you commit to a purchase.