Property Investment Calculator
Open Investment Tools → Property Investment Analysis, then choose Property Investment Calculator.
What it helps you answer
Use this calculator to model the cashflow and longer-term position of an investment property. It brings
the purchase, lending, rent, vacancy, expenses, tax assumptions, and growth assumptions into one model.
The page provides analysis, a simple summary, a detailed report, comparison views, charts, tables, and a
print/PDF option for the report currently selected.
What the model uses
The model can include:
- purchase price, rent, vacancy, and setup costs
- cash deposit, cashback, loan type, changing interest rates, and a funding buffer
- property-management and other annual expenses
- capital growth, rent and expense inflation, depreciation, tax, and interest deductibility
- optional working capital and portfolio-booster payments
- projection horizon, discount rate, and sale costs
Property-management fees are calculated from rent actually collected after vacancy. Other annual
expenses follow the entered expense-inflation rate. Principal-and-interest debt amortises monthly;
interest-only debt retains its principal. Buffer interest is charged only on the amount drawn, and a
shortfall beyond the available buffer remains visible as additional funding required.
What the results show
Results include year-by-year rent, expenses, debt, tax, cashflow, and equity, plus:
- year-one and average weekly, monthly, or annual cashflow
- gross and net yield
- the first operating cash-positive year and maximum cumulative top-ups
- final equity and estimated sale proceeds after debt and sale costs
- net present value using the entered discount rate
- annual return on cash (IRR) when the cashflow pattern supports a reliable result
Rental guarantees are descriptive only and do not change the calculation. If IRR cannot be calculated
reliably, Swish explains why instead of substituting a different return measure.
Working with scenarios
Create, duplicate, rename, remove, or reset scenarios to compare different properties or assumptions.
Choose a 10, 15, 20, or 30-year horizon and view cashflow weekly, monthly, or annually. Scenario data is
temporary and is cleared when the calculator unmounts or the page reloads.
Change one major assumption at a time and compare the same year across scenarios. If the model identifies
insufficient buffer funding, the result is conditional and shows the additional funding gap instead of
hiding it.
Results are indicative and cannot account for every tax, lending, maintenance, or personal circumstance.
See Contacting an adviser.