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Azure Investor Deal Analyser · v1.0.0
Model cash flow, tax treatment, finance structure and ten-year outcome — purchase costs, loan splits, stress tests and a free PDF report.
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.
General information only. Educational estimates based on the assumptions you enter — not financial, tax, legal or credit advice, and not a lender approval or servicing calculation. Tax figures do not replace advice from a registered tax agent. 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.
About five minutes end-to-end. You can skip forward once each step validates and pick up where you left off on the same device.
Step 1
Property
State, type, price, weekly rent, ownership shares, whether it is new build or established.
Step 2
Purchase costs
Deposit, stamp duty (auto for VIC, manual elsewhere with revenue-office link), legals, LMI, buffer.
Step 3
Finance structure
Up to four loan splits — rate, P&I or interest-only, term, offset and deductible-use percentage.
Step 4
Income & expenses
Vacancy weeks, management fee and every operating cost — enter in whichever frequency your bill uses.
Step 5
Tax & depreciation
Negative-gearing category, owner marginal rates, capital works, depreciation and carried-forward losses.
Step 6
Results
Three cash-flow views, Azure insights, stress lab, ten-year projection, break-even and optional PDF report.
General information only. Every figure is an estimate based on your inputs — not tax, credit or investment advice.
The analyser separates pre-tax cash flow from an estimated after-tax position using your marginal rate and the property's gearing category. Under restricted treatment, a rental loss may not reduce salary tax in the same year — any unused loss is carried forward and shown separately, never as cash received. Confirm treatment with a registered tax agent.
The stress lab runs rate rises (+0.5% to +2%), vacancy, rent falls and expense shocks against your deal. A dedicated IO-expiry scenario models the repayment step-up when interest-only periods end — often a 20–40% jump because P&I amortises over the remaining term, not the original loan length.
Lenders typically credit only part of gross rent (rent shading). The optional portfolio view applies an illustrative shading so you can see the gap between actual rent and a lender's view — every lender's policy differs. This is not a borrowing-capacity or servicing calculation.
Operating cash flow (before finance), cash flow after interest, and cash flow after full repayments answer different questions. A property can look tax-negative while being cash-positive after interest, or the reverse once principal repayments are included — the analyser shows all three so you are not comparing apples with oranges.
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.
The Azure Investor Deal Analyser is a free educational Australian investment-property cash-flow model. It runs six steps — property, purchase costs, finance splits, income and expenses, tax and depreciation, results — and returns three cash-flow views, stress tests, a ten-year projection and an optional PDF report. It is not a lender approval, borrowing-capacity check or tax advice; outputs are estimates based on the inputs entered. Provided by Azure Home Loans (ACR 538895, authorised under ACL 390261).
Most investors complete the six steps in about five minutes. Progress is saved in the browser for seven days so you can pause and return on the same device — nothing is submitted or stored on the server unless you request the PDF report.
Calculations are kept in your browser only, expire after seven days and can be cleared at any time. Personal details such as name, email and mobile are only collected on the report request form, are used to send the PDF and follow up if broker review is requested, and are never sold. No customer PDF is stored on the server.
Victoria only, using published general rates for investment purchases. For NSW, QLD, SA, WA, ACT, TAS and NT the analyser asks you to enter the transfer-duty figure from that state or territory’s revenue-office calculator. All government charges should be confirmed with the relevant revenue office before signing a contract.
The core cash-flow, loan-split and expense modelling still applies, but SMSF (LRBA) purchases have additional rules on lender policy, structure and tax that this tool does not model in full. Use the result as a starting point and discuss the structure with your accountant or SMSF specialist before making a decision.
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.
