Property Cashflow Calculator
Enter your purchase price, rent and expenses. In under two minutes you'll see weekly cashflow, gross yield and net yield.
So you know if a deal actually stacks before you write an offer.
Not tax or financial advice
Handy if you're comparing a few properties
Cash or useable equity you're putting in
Funded by loan / useable equity β added to your mortgage
Your own money β no interest cost
Purchase + borrowed reno β deposit
Purchase + all renovation
Expected rent after renovation
Weeks empty per year
% of rent collected (0 if self-managed)
Older properties need more
Accounting, compliance, etc.
Cashflow is shown before tax. Interest deductibility, depreciation, and your tax rate will change the after-tax picture depending on your entity structure. Figures are estimates only β confirm all numbers with your accountant and lender before making any decisions.
You don't need more information.
You need someone who knows the NZ market to sit down with you, look at your actual numbers, and tell you exactly what your next step should be.
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Weekly Cashflow
Gross & Net Yield
See what the deal really returns
Compare Properties
Save & rank multiple deals
What it does
What the property cashflow calculator shows you
Most investors guess at the numbers, or run a rough calculation in their head. That's how you end up buying a deal that looks fine on paper but bleeds $200 a week the moment you account for your actual expenses.
This calculator is built for the NZ market. Put in your real numbers - purchase price, deposit, renovation if there is one, interest rate, weekly rent, vacancy, council rates, insurance, property management fees, body corporate , and it shows you exactly where you stand.
The outputs are the three numbers every NZ investor needs to know before they make an offer: weekly cashflow, gross yield, and net yield. You'll also get a full income and expense breakdown so you can see exactly what's driving the result.
"The most expensive mistake in property is buying on optimism rather than numbers. This calculator forces you to put in your real expenses , not the ones that make the deal look good."
- Nathan Broughton
What you enter
The inputs - what the calculator takes into account
Most cashflow calculators stop at rent minus mortgage. This one goes further, because that's not how rental property actually works.
Purchase + renovation
Enter the purchase price, your deposit or equity, and any renovation , split between borrowed funds and cash. Loan amount is calculated automatically.
Loan structure
Set your interest rate, loan term, and choose interest-only or principal & interest. See how the repayment type changes your weekly cashflow.
Rental income & vacancy
Enter expected weekly rent after any renovation. Set a vacancy allowance , the number of weeks per year the property sits empty, so the yield figures reflect reality.
All operating expenses
Council rates, insurance, property management percentage, repairs and maintenance, body corporate, and any other costs. Every line reduces your actual return.
Positive vs negative cashflow
What the cashflow result means, and why it matters in NZ
A property is cashflow positive when the rent exceeds the mortgage and all expenses. Cashflow negative means the property costs you money each week from your own pocket, on top of what the rent covers.
Neither is automatically good or bad, it depends on your strategy, your tax position, and whether the capital growth justifies the shortfall. But you need to know the number accurately, not as an estimate.
Cashflow positive β
Rent exceeds all costs including mortgage. The property pays for itself and returns money to you. These deals are rare in NZ's main centres , but the calculator shows you how close you can get.
Cashflow negative β
You top up the shortfall each week. Common in Auckland and Wellington at current interest rates. The question is: how much are you comfortable with, and does the growth story justify it?
What affects your return
The expenses NZ investors forget to include
Gross yield is simple: annual rent divided by purchase price. Investors quote it because it makes deals sound better than they are. Net yield is what actually matters , and it's always lower, once you account for what it actually costs to own the property.
These are the expense lines most investors underestimate or miss entirely when they run a rough calculation:
- Property management (typically 7β10% of rent collected)
- Vacancy - budget 1β2 weeks per year minimum
- Repairs and maintenance,Β older properties need $2,000β$5,000+ per year
- Insurance , factor in landlord insurance, not just house insurance
- Council rates , often $2,500β$4,500+ per year depending on location
- Body corporate levies , can be $3,000β$12,000+ for apartments
- Accounting and compliance costs
- Capital expenditure,Β roof, hot water, joinery don't last forever
Interest-only vs P&I
How your loan structure changes the cashflow picture
Most NZ investment property loans start on interest-only, which keeps the repayments lower and maximises cashflow in the early years. But banks have become more conservative about how long they'll grant interest-only periods , and when the loan reverts to P&I, the weekly repayment increases significantly.
The calculator lets you switch between interest-only and P&I with a single click, so you can model both scenarios on the same deal and understand how your loan structure choice affects the bottom line.
Frequently asked questions
What format is the calculator?
It's a web-based calculator, no downloads, no spreadsheet, no software. Open it in your browser, enter your numbers, and get your result. You can save and compare multiple properties side by side.
Does it account for renovation costs?
Yes. You can enter renovation costs split between money you're borrowing (added to your mortgage) and cash you're paying directly. The loan amount and total project cost update automatically.
Is the cashflow figure before or after tax?
Before tax. Your after-tax position depends on your entity structure, whether you can claim interest, depreciation, and your income tax rate. The calculator gives you the pre-tax cashflow , run the after-tax numbers with your accountant.
Can I compare multiple properties?
Yes. You can save properties as you go and pull up a side-by-side comparison table showing purchase price, weekly rent, weekly cashflow, gross yield, and net yield for each one. Useful when you're weighing up two or three deals at the same time.
Can I download my results?
Yes. Once you've run the numbers, you can download a PDF cashflow report with your full breakdown,Β useful for keeping a record or sharing with your accountant or mortgage broker.
There's no shortage of people telling you how to invest in property. Most of it is generic, outdated, or designed to sell you something. I've been investing in New Zealand property for over 20 years, using a straightforward value-add approach - and every week I share exactly what I know, for free.
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