Cash Flow Calculator.
Work out the ongoing cash flow position of an investment property, or the true cost of holding the home you live in - once loan costs, holding costs, and tax (where it applies) are all factored in.
Negative gearing tax benefits currently apply to new-build investment properties only, following the May 2026 federal budget changes - that's why the tax impact shows as $0 for this combination.
How your pre-tax cash flow shifts with nearby rent and interest rate changes.
This calculator is built and maintained in-house by Mankad Property Group. It's general in nature and indicative only - actual loan repayments, rates, and tax outcomes depend on your lender, your circumstances, and legislation current at the time. It should not be relied on as financial, taxation or legal advice. For an exact figure, get in touch or book a Discovery Call.
Cash Flow, Explained.
For an investment property, cash flow is the difference between the rental income it brings in and the total cost of holding it - loan repayments, council rates, water, insurance, property management fees, maintenance, and other holding costs. If income exceeds costs the property is cash flow positive; if costs exceed income, you're topping it up out of pocket. For a home you live in yourself, there's no rental income to offset those costs, so cash flow is simply what it costs you to hold - loan repayments plus rates, insurance, and maintenance.
Pre-tax cash flow is your rental income (if any) minus loan repayments and holding costs, before any tax effect. Post-tax cash flow adjusts that figure for the tax benefit (or liability) created by the property, based on your marginal tax rate and whether negative gearing applies. This only applies to investment properties - a home you live in yourself has no rental income and no tax effect, so its pre-tax and post-tax cash flow are the same.
On a principal & interest loan, only the interest portion is generally deductible against rental income - the principal repayment is treated as paying down an asset, not an expense. This is a common source of confusion when people compare their bank statement to their tax outcome.
If a property's deductible costs exceed its rental income, the shortfall can reduce your taxable income, generating a tax benefit that offsets some of the pre-tax cash flow gap. Whether this applies, and by how much, depends on your circumstances, the property type, and current tax legislation.
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