Property Flip Calculator
Run the numbers on any NZ flip deal in under 2 minutes.
A basic $60,000 renovation & normal costs are default. ButΒ totally customisable for your deal.Β
Not tax or financial advice
Your equity contribution
Purchase + renovation β deposit / cash in
Stay conservative β this drives your whole deal
Purchase β sale settlement (default set in Cost Assumptions)
Auto-synced from Reno & Costs tab
Gross profit is shown before income tax. Property trading is a taxable activity β apply your own tax rate, which will vary depending on your entity structure. Figures are estimates only. Confirm all numbers with your accountant before making any decisions.
| Description | Amount ($) | |
|---|---|---|
| Total | $0 |
These defaults feed the Deal Analyser. Edit any value to match your deal.
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.
Get your 1:1 Strategy Session
End Profit
Total return after all costs
Break-Even
Minimum sale price to not loose money
ROI %
Return on your cash invested
What's inside
Everything the calculator covers
Most people try to run flip numbers on a basic spreadsheet and miss half the costs. This calculator is built specifically for the NZ market ,Β it accounts for everything that actually hits your profit margin.
β Purchase price & deposit
β Real estate agent fees
β Holding costsΒ
β Tax implications
β Renovation costs
β Legal fees
β LIM / Building reports
β Expected sale price & margin
"Flipping properties can be profitable. But knowing the numbers, quickly, is crucial. I built this calculator because I was tired of doing this on a whiteboard every time I looked at a deal."
- Nathan Broughton
How it works
What is a property flip calculator?
A property flip calculator is a tool that helps you quickly assess the financial viability of buying, renovating, and selling a property for profit. You enter your expected purchase price, renovation budget, and sale price,Β and it calculates your total costs, break-even point, and net profit.
In New Zealand, flipping property comes with a specific set of costs that are easy to underestimate: agent commissions, conveyancing fees, council rates during the hold period, and the potential impact of the brightline test. A good calculator accounts for all of these -Β a basic one doesn't.
The difference between a profitable flip and a break-even one is often not the renovation , it's the numbers you didn't account for upfront.
Know your costs
What costs does flipping a property in NZ involve?
This is where most first-time flippers come unstuck. The purchase price and the reno budget are obvious. Everything else tends to get forgotten until the bill arrives.
Real Estate Agent Fees
Typically 3β4% + GST of the sale price in NZ. On a $650,000 sale that's $20,000 β$26,000 before GST.
LegalΒ Fees
Conveyancing on both the purchase and sale. Budget $1,500β$2,500 per transaction.
Β Holding Costs
Mortgage interest, council rates, insurance and any body corporate fees for every week you own it before settlement.
Β LIM & Building Report
A LIM from council runs $300β$500. A thorough building inspection is $500β$900. Non-negotiable costs on any deal.
Β Brightline Test
If you sell within 2 years of purchase (for property acquired after 1 July 2024), the profit may be taxable as income. Factor this in.
Β Renovation Contingency
Add 10β15% on top of your reno budget. Every renovation has surprises β the ones who win are the ones who plan for them.
What makes a good deal
What return should you expect from a property flip in NZ?
There's no universal answer,Β it depends on your finance costs, how long the project takes, and what you're doing to the property. But as a general guide, most experienced NZ investors want to see a $30,000 - $60,000 returnΒ
Lower than that and you're taking on substantial risk for a return you could get elsewhere with far less stress.
The deals that work best in the NZ market are ones with a clear, executable value-add change. A layout change, aΒ problem that others are scared of, an under-rented property, or a cosmetic renovation in the right suburb. The calculator helps you stress-test whether the numbers actually work before you commit.
Common mistakes
The most common property flipping mistakes in New Zealand
After 20+ years of investing in NZ property, I've seen the same mistakes come up again and again . Mostly from people who didn't run the numbers properly before committing.
Underestimating renovation costsΒ is the big one. Trades in NZ are expensive and timelinesΒ often blows out. If your deal only works on a tight reno budget with no margin for error, it's not a deal.
Ignoring holding costsΒ is the second most common. Six months of mortgage, rates, and insurance on a $600,000 property can easily run to $20,000+. If your profit margin is $25,000, you've barely broken even.
Forgetting agent fees on the saleΒ consistently surprises first-timers. A 3.5% commission on a $700,000 sale is $24,500 - that comes straight off your profit.
Paying too much initially is a very common trap. You fall in love with the house and 'hope' you can make it work
The calculator accounts for all of these. Enter your numbers and you'll immediately see whether the deal actually works, or whether you should keep looking.
Frequently asked questions
Does the calculator account for the brightline test?
Yes , it includes a field for tax on profit so you can factor in your expected brightline liability. Note: this isn't tax advice. Talk to your accountant about your specific situation.
Does it work for any region in NZ?
Yes. The cost categories (agent fees, legal, holding costs) are the same across NZ. You just adjust the numbers to your market. Most of my deals are in Christchurch but the calculator works anywhere.
What format is the calculator?
It's built on html and sits on my website. You can use immediately. No software required, no subscription. Just enter your numbers and it does the rest. You can download a pdf of the end results.
Is this really free?
Yes. No catch. You give me your email, I send you the calculator. You'll also get my weekly newsletter 'The Value Add Brief'Β which you can unsubscribe from anytime.
I'm not ready to flip yet. Is this still useful?
Absolutely. Even if you're at the research stage, running the numbers on deals you're interested in is how you train your eye. The more deals you analyse, the faster you'll recognise a good one when it appears.
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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