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Australia-wide home lending · Speak directly with Bishnu Adhikari
Australia-wide home lending · Speak directly with Bishnu Adhikari
Loading the Investor Deal Analyser…
Azure Investor Deal Analyser · v1.0.0
Model the real cash flow, tax treatment, finance structure and ten-year outcome of an Australian investment property — purchase costs, loan splits, negative gearing, stress tests and a free PDF report.
Educational estimates only — not financial, tax or credit advice. Calculator assumptions last reviewed . Want a quicker look first? Try the Investor Hub playground. Read the cash-flow calculator guide.
A free education tool from Azure Home Loans (ACR 538895, auth. under ACL 390261). It models purchase costs, multi-split loans, cash flow three ways, estimated tax impact, stress scenarios and a ten-year projection for one Australian investment property.
Built for residential property investors researching a deal — individuals, joints, and people comparing new-build versus established properties. Broker Bishnu Adhikari can review your PDF report on request; tax treatment must still be confirmed with a registered tax agent.
Complete six short steps. Core results are ungated. Request the full PDF and optional broker review with your contact details — nothing is stored on our servers; the report is emailed and discarded after the request. See also investment loans.
Used for the stamp-duty estimate and portfolio concentration.
Leave blank if you have not signed yet — we model current rules.
Defaults to the purchase price.
Company, trust and SMSF tax treatment differs — the tax estimate models individual marginal rates only.
Excluding this property. Used only to estimate the marginal tax rate.
Enter a purchase price to continue.
Your unfinished calculation is stored on this device temporarily and is not submitted unless you request a report or broker review.
Cash flow is the money that actually moves in and out of your pocket each year: rent received minus vacancy, operating expenses, loan interest, principal repayments and fees. The analyser shows it three ways — operating cash flow before finance, cash flow after interest, and the actual cash contribution after full repayments — because each answers a different question.
Pre-tax cash flow is the raw cash position before any tax effect. After-tax cash flow adds the estimated tax impact of the property: a deductible rental loss can reduce tax payable, while a rental profit adds to it. The after-tax figure is an estimate only and depends on each owner’s marginal rate and the property’s negative-gearing treatment.
Principal repayments reduce your loan balance — they build equity rather than being an expense of earning rent. Tax law only allows deductions for costs of producing income, such as interest, so a property can be cash-flow negative (because of principal) while showing a taxable profit.
Under the restricted treatment modelled for some established properties, a net rental loss cannot reduce salary or business income in the year it arises. It first offsets positive income from other residential property, and any remainder is quarantined and carried forward to future years. The analyser never counts a carried-forward loss as cash received.
It is a rental loss that could not be used this year and is stored for the future — it may offset future residential-property income or, in some cases, a future capital gain. It has potential future value but provides no cash relief today, which is why the analyser shows it separately from cash flow.
Gross yield is annual rent divided by the purchase price — quick but flattering. Net yield uses vacancy-adjusted rent minus operating expenses, divided by the total acquisition cost including duty and purchase costs. Net yield is always lower and is the more honest measure of what the asset earns.
Most lenders only credit a portion of rent — commonly around 75–80% — to allow for vacancy and costs. This is called rental shading. The portfolio view applies an illustrative shading so you can see the gap between actual rent and a lender’s view, but every lender’s policy differs.
No. This is a deal-analysis and education tool, not a lender servicing calculator. Lenders apply their own assessment rates, expense benchmarks and policies. For a borrowing-capacity conversation, request a broker review with your report.
Victorian transfer duty is estimated automatically from published general rates for investment purchases. For other states and territories the analyser asks you to enter the duty figure from your state revenue office calculator. All government charges must be confirmed before exchange — rates, concessions and surcharges change.
When an interest-only period ends, the loan reverts to principal-and-interest over the remaining term — a shorter period than the original loan, so repayments step up, often by 20–40%. The analyser models this cliff for every split and includes an interest-only expiry stress test.
No. Everything is general information and an estimate based on the assumptions you enter — it is not financial, tax, legal, property or credit advice. Confirm tax treatment with a registered tax agent and duty with the relevant revenue office. Azure Home Loans (ACR 538895, authorised under ACL 390261) can discuss the finance side with you.
The Investor Hub playground is for quick repayment and yield exploration. The Investor Deal Analyser is the deeper tool: full purchase-cost modelling, up to four loan splits, restricted negative-gearing treatment, scenario stress tests, a ten-year projection, portfolio impact and a branded PDF report. Use the playground to explore; use the analyser when you have a specific deal to pressure-test.
Azure Home Loans — ACR 538895, auth. under ACL 390261. General information only; estimates depend on your inputs and current rules. Related reading: Investment property cash flow calculator Australia · Property investor hub · Investment loans · All calculators
Call 0400 77 77 55 or request a review with your report — loan structure, rates and lender fit in plain English.
Prefer the phone? 0400 77 77 55 — direct line to Bishnu Adhikari.