Property investment calculator
Know what a property will cost you and what it will return
Free buy-to-let calculator with country-specific stamp duty, transfer taxes, closing costs, and capital gains. Multi-year projections, pre-filled Excel exports, 21 countries — no signup.
Key metrics
Gross Yield
7.8%
Net Yield
3.3%
Cash-on-Cash
5.1%
Cap Rate
4.8%
What the calculator gives you
Export to Excel
Download your full analysis as a spreadsheet with live formulas. Track actual income and expenses monthly against projections.
Purchase costs
Title Insurance $2,000
Escrow & Recording $1,850
Mortgage Origination $3,200
Agent Commission $22,000
Total $29,050
If sold at year 10
Value $537,000
Cash Flow +$48,200
Exit Costs +$41,600
Return $223,600
IRR 8.7%
Incl. CGT, commission, mortgage payoff
20-year projection
Year 20 · Income $47k · Cash flow $11k · Equity $399k
| Yr | Income | Costs | Cash Flow | Equity | CoC |
|---|---|---|---|---|---|
| 1 | $30,000 | $26,800 | $3,200 | $93,400 | 3.0% |
| 5 | $34,700 | $29,100 | $5,600 | $152,000 | 5.2% |
| 10 | $40,200 | $32,500 | $7,700 | $243,000 | 7.2% |
| 15 | $43,600 | $34,200 | $9,400 | $318,000 | 7.9% |
| 20 | $47,100 | $36,100 | $11,000 | $399,000 | 8.6% |
Milestone years shown — full 20-year table in the calculator includes mortgage, IRR, and net sale proceeds
21 countries
Local stamp duty, transfer duty, and closing cost rules built in.