Investment deal analyser
An institutional-style model of a single residential purchase. Every figure below is derived from the inputs on the left — no hidden assumptions, no score. National median house: $1,004,000.
Or work out the full purchase costAcquisition
What it takes to complete the purchase
- Deposit
- $180,000
- Transfer duty
- $49,070
- Other costs
- $5,400
- Cash required
- $234,470
- Loan amount
- $720,000
- LVR
- 80.0%
- Monthly repayment
- $4,363
- Annual interest
- $43,920
Transfer duty is an estimate using standard residential scales and excludes concessions, foreign buyer surcharges and land tax.
Operating position
First full year, at today's rent and rate
| Gross annual rent | $52,832 |
| Rent after vacancy | $50,800 |
| Operating expenses | −$9,553 |
| Net operating income | $41,247 |
| Loan repayments | −$52,358 |
| Gross yield | 5.87% |
| Net yield | 4.58% |
| Break-even rent | $1,238/wk |
| Cash-on-cash return | -4.74% |
| Annual cash flow | $-11,111 ($-214/wk) |
Scenarios
Bear, Base and Bull over one to ten years
Bear
Growth 1% · Rent 1% · Rate 7.1%
| Year | Value | Loan | Equity | Cash flow | Net position |
|---|---|---|---|---|---|
| 1 | $909,000 | $712,826 | $196,174 | $-16,816 | $-55,112 |
| 3 | $927,271 | $696,861 | $230,410 | $-16,350 | $-53,807 |
| 5 | $945,909 | $678,467 | $267,442 | $-15,896 | $-48,792 |
| 10 | $994,160 | $619,295 | $374,865 | $-14,827 | $-17,600 |
Base
Growth 4% · Rent 3% · Rate 6.1%
| Year | Value | Loan | Equity | Cash flow | Net position |
|---|---|---|---|---|---|
| 1 | $936,000 | $711,322 | $224,678 | $-11,111 | $-20,903 |
| 3 | $1,012,378 | $692,299 | $320,079 | $-8,715 | $55,854 |
| 5 | $1,094,988 | $670,814 | $424,174 | $-6,191 | $146,288 |
| 10 | $1,332,220 | $604,139 | $728,081 | $718 | $439,615 |
Bull
Growth 6% · Rent 4.5% · Rate 5.35%
| Year | Value | Loan | Equity | Cash flow | Net position |
|---|---|---|---|---|---|
| 1 | $954,000 | $710,031 | $243,969 | $-7,000 | $2,499 |
| 3 | $1,071,914 | $688,423 | $383,491 | $-3,133 | $133,782 |
| 5 | $1,204,403 | $664,381 | $540,022 | $1,076 | $290,316 |
| 10 | $1,611,763 | $591,746 | $1,020,017 | $13,281 | $811,287 |
Net position is equity plus cumulative cash flow, less the cash required at settlement. Projections are arithmetic consequences of the assumptions above, not forecasts or advice.