Understanding the return calculation
The calculator projects returns on the basis of your deposit as the capital invested — not the full purchase price. This is the correct way to measure leveraged investment returns, because you control a much larger asset with a fraction of your own money.
The net profit is: capital gain + total rental income − total interest paid − total holding costs. It does not account for tax (negative gearing benefits or CGT on sale), stamp duty, or conveyancing costs. For a more complete picture, use this calculator alongside the Negative Gearing Calculator and Capital Gains Tax Calculator.
The annualised return (CAGR) represents what a constant annual return on your deposit would need to be to produce the same final profit — a useful single number for comparing property against other investment options like shares or super.
Frequently asked questions
How do I calculate the return on an investment property?
Total return = capital gain (final value minus purchase price) + total rental income minus total costs (interest + holding costs). Dividing total return by your initial deposit gives the return on capital invested. The annualised return (CAGR) is calculated as (1 + total return)^(1/years) − 1, which accounts for the compounding nature of growth over time.
What is a good annualised return for property in Australia?
Australian capital city property has historically returned 6–10% annualised depending on the time period, location, and leverage used. When leveraged (20% deposit), the return on capital invested is significantly amplified because you control a $700,000 asset with only $140,000 of your own money. A 6% annual growth rate on a $700,000 property generates $42,000 in capital gain in year one alone — on a $140,000 deposit, that's a 30% return on capital before rental income.
Does this calculator account for CGT?
No — this is a pre-tax return calculator. Capital Gains Tax (CGT) on sale would reduce your net profit. For properties held over 12 months, the 50% CGT discount applies (for grandfathered properties under current rules). For properties sold after 1 July 2027 that were purchased after 12 May 2026, a cost base indexation method replaces the 50% discount. Use our Capital Gains Tax calculator to estimate CGT separately.
What capital growth rate should I use?
Australian capital city property has averaged 6–8% annual growth over 30-year periods, though this varies significantly by location and time period. Regional property has historically averaged 3–5%. During high-growth periods (2020–2022), some markets saw 20–30% annual growth; during downturns, negative growth is also possible. Most financial models use 5–7% as a conservative long-run assumption for well-located capital city property.
How does leverage amplify property returns?
Leverage is why property investment returns on capital can be very high even at modest growth rates. At 20% deposit on a $700,000 property, you control a $700,000 asset with $140,000. A 7% annual growth rate generates $49,000 in capital gain in year one — that's a 35% return on your $140,000 before rental income. This leverage effect is why property consistently outperforms on a return-on-capital basis compared to an unleveraged investment earning the same gross return.
Pre-tax projection only. Does not include CGT, stamp duty, negative gearing tax savings, or conveyancing costs. Assumes constant growth rates and interest-only financing throughout the holding period. Past property growth rates are not a guarantee of future returns. Not financial advice.