Help With Entering Information Into The Calculator

This page goes through each input field one by one and explains what it means, what kind of value you can expect and provides links to helpful Investment Guides.

If you would like further help please don't hesitate to contact us.

Putting information into the calculators

An input section is where you can enter information. Each input section relates to a certain area e.g. your properties, your Shares etc. All sections and fields are optional so you can customize the situation exactly how you want. The Home Page shows you the 7 different sections and lets you jump to each one by clicking on its heading.

Once you have entered all the information you want click the "Calculate" or "View Results" button on the home page to go to the reports page.

On the reports page you will see 2 main reporting sections. One for your entire situation and another for your individual investments. There are different reports available within each.

Changing inputs

You can only enter info into boxes that look like below:

These boxes have a border surrounding them and so can be edited in the inputs.

Some boxes only allow certain values in order to make the calculations valid. If you enter a value that is not allowed e.g. putting text into a numbers only field then an error message will appear and not allow the incorrect entry to be made.

Many boxes have red triangles in the top right. This indicates that there is a comment there to help you with the box.

 

Saving information from a calculator

You can save multiple scenarios from data you have put into a calculator.

Note that you can only use this feature with a registered copy of a Calculator. You cannot save new data using the trial version. See buying the Investment Calculator for more info.

To save a scenario simply click the 'Save Scenario' button at the top right of any page in the Investment Calculator. Note that if no fields have been changed you will not be prompted to save.

You can choose any name for your save file e.g. 'George – 2 Investment Properties scenario' and you are able to store it anywhere on your computer.

Opening Previously saved scenarios

You can open any previously saved scenarios by clicking 'Open Scenario' at the top right of any page in the Investment Calculator.

Simply navigate to your saved data and choose 'import'.

Loading saved data from a previous version of the Investment Calculator into a more recent version may cause the data to be imported incorrectly. A warning message will appear notifying you that this may be the case however unless dramatic changes have occurred from the version you are trying to load from the data should load correctly.

Note that opening saved data will overwrite anything you currently have entered into the Investment Calculator.

Purchasing An Investment Property

If you are a first time property buyer and are unaware of some of the terminology used in a calculator, what some of the input areas mean, or what they are for you may find the Rental Properties Guide useful.

The following provides an explanation and rough estimate of what you can expect for each individual field that relates to property purchase in the calculator.

Purchase in how many years from now?

The calculator works using years. There are 30 years of calculations. This means that investments can be purchased at the end of any year over the 30 year period.

You can purchase an investment today (now) by entering a zero.

Example:

John wants to see the outcome of purchasing a property this year.

He can enter a zero and this will mean that the property is purchased now. The money for any deposit will be taken from his savings account now. He will also start paying any expenses over the course of the 1st year and start receiving rent over the course of the 1st year.

The calculator will display that 0 years from now the property was purchased and in 1 year from now the total rent received during the 1st year and any expenses will be displayed.

John's Cash Flow would look something like below:

Years From Now

0

1

Property Purchase

(500,000)

 

Loan Drawn Down

450,000

 

Rent Received

 

20,000

Property Expenses

 

(30,000)

Cash Surplus / Deficit

(50,000)

(10,000)

Income Details

Weekly rental income

The rent you receive on a property can vary wildly depending on factors such as the area's growth rate, the condition of the property, and property market conditions.

A good rule to follow when calculating the weekly rental income you can expect to receive is that for every $1,000 of property value you can expect to receive $100 in weekly rent.

So for a $500,000 property you can expect to receive $500,000 / $1,000 = $500.

This is equivalent to roughly a 5% rental yield.

Example:

Jane is looking to purchase a $350,000 investment property and doesn't know how much rent she can expect to receive.

Expected rent = $350,000 / $1,000 = $350 p week.

Annual rental growth rate

A property's rental income may not always grow at the same rate as the property value. For this reason the rental growth rate and property growth rate have been separated.

The rental growth rate is independent of any inflation rate entered in the calculator.

Example:

John expects to receive a weekly rental income of $600 on his property in the first year. He estimates the annual rental growth rate as 3% p.a.

In the first year he will receive $600 x 52 = $31,200.
Next year he will receive $600 x 1.03 = $618 a week in rent. This is equivalent to $32,136 a year.

The calculator will display the following results:

Years From Now

0

1

2

Rent Received

0

31,200

32,136

Why does John not receive any rental income in year zero?
Please see how the yearly calculations assumptions

Annual Vacancy Rate

The annual vacancy rate is the percentage of time that the property will be vacant each year.

It is often the case that when tenants change there will be a period for which the property is vacant and is not being rented out.

You can enter a percentage to tell the calculator what percentage of the year you expect the property to be vacant for.

1 day is equivalent to around 0.3%.

Example:

Alana estimates that her property will be vacant for 7 days a year while she finds new tenants. This is equivalent to 7 days / 365 days = 1.9% a year.

She expects the weekly rent received to be $500 a week however she will miss out on 1 week's rent because the property will be vacant this means the rent received for the year will be $500 x 51 weeks = $25,500.

Expense Details

Expenses should be entered as annual amounts and should only be entered if you are the one who pays and not the tenant. If the tenant pays the expense you will not receive a tax deduction for it and it will also not be a cash outflow.

There are a numerous options in the calculator for expense details and rather than run through each one in detail here you can find all the information on each field in our guide: Investment Property Cash Expenses & Tax Deductions

Purchase Details

For additional help to what is provided here you can read the Purchase Costs For An Investment Property or Home Guide. It is published by Housing NSW however it is relevant for all other States & Territories.

The total purchase price will form the cost base for the investment. This will affect the capital gains tax payable if the property is sold. To see how capital gains tax is calculated please see the assumptions on the help & support page.

Property Value

This is how much the property is valued at including land and construction. Property values will vary depending on:

  • Property type (apartment, unit, house)
  • Location
  • Condition of the property

The property value will grow each year at the property value growth rate specified.

Example:

Dave purchases an investment property worth $450,000 now and expects the property value to grow at 5% p.a.

In Year 0 (now) the property will be worth $450,000 and at the end of the 1st year it will have risen 5% in value to $450,000 x (1.05) = $472,500
The calculator will display the following:

Years From Now

0

1

 

 

 

Proposed Property Value

$450,000

$472,500

State of Purchase

The state is used purely to determine that stamp duty payable.

Stamp Duty on Purchase

Stamp Duty is automatically calculated based on the State of Purchase. If you need more help understanding Stamp Duty or want to see the relevant information including discounts, government grants and stamp duty rates you can see the relevant state stamp duty guide below. You can also use our Free Online Stamp Duty Calculator.

Stamp Duty Rates, Thresholds, Discounts & Government Grants

You can check out our guide for your state or territory

New South Wales (NSW)

Victoria (VIC)

Queensland (QLD)

ACT & Canberra

Tasmania (TAS)

South Australia (SA)

Western Australia (WA)

Northern Territory (NT)

Conveyancing / Legal Costs

For help understanding what conveyancing is please see our Investment Property Conveyancing Guide.

You can get an online quote from many property conveyancers. One such service will provide a quote for all types of property for any state: http://www.ozpropertylaw.com/conveyancing-quote/buying

You can expect to pay around: $500-$1,500 for conveyancing on a residential apartment valued under $1.5million.

Other Purchase Costs

Other purchase costs may include costs such as inspection fees. Housing NSW Provides an estimate of how much you can expect to pay in inspection fees.

Building Inspection

A building inspection checks structural soundness and lists any visible defects and necessary repairs.
Approximate cost: $300–$700

Pest Inspection

A pest inspection checks for any signs of past or present pest infestation.
Approximate cost: $200–$350

Strata Inspection

A strata inspection examines and reports on the written records of the owners’ corporation. It is additional to the certificate that the seller supplies, providing relevant information about strata levies, insurances.
Approximate cost: $200–$350

Borrowing Costs

The calculator will allow you to account any borrowing costs that arise as the result of borrowing money to finance the property purchase. These may include:

  • Stamp duty charged on the mortgage
  • Loan establishment fees
  • Title search fees
  • Mortgage broker fees
  • Valuation fees
  • Lenders mortgage insurance fees

Please see our Property Borrowing Costs & Tax Deductions Guide for more information on how borrowing costs work.

Loan Details

Total Acquisition Costs

This is calculated automatically by adding the Total Purchase Price and the Total Borrowing Costs.

It is the total cost of acquiring the property.

Deposit

The deposit is how much you will pay yourself. This amount will be taken immediately from your savings account or if there are insufficient funds there will be a credit facility set up.

Loan Amount Required

The loan amount required is calculated automatically as:

Loan Amount Required = Total Acquisition Costs - Deposit

Example:

Tom purchases an investment property today that is valued at $500,000 and has a total acquisition cost of $520,000. He has $60,000 in savings and he uses $50,000 as a deposit for the loan that is required to fund the entire acquisition cost. This will leave a loan amount required of $470,000

The calculator would display Tom’s Cash Flow as below:

Years From Now

0

Cash Flow

 

Asset Purchases

(520,000)

Loan Drawdowns

470,000

Cash Surplus / Defecit

50,000

The $50,000 would be taken from Tom’s savings account immediately.

Principal & Interest or Interest Only

This is the payment type for the loan. You can select principal and interest payments or interest only payments.

The Principal is amortized (reduces) at the payment frequency chosen. The interest payable also follows the payment frequency chosen.

Loan Term

This is how long you expect the loan term to be.

This is a powerful field because it allows you to see what will be the cash flow effects of trying to pay down a loan in different time periods. You can change the Loan Term and the calculator will automatically change the amount of the principal payment you make each period to pay down the loan over that term.

Payment Frequency

You can change the payment frequency between the 3 most common options; monthly, fortnightly and weekly.

Note that the loan will be paid down in the Loan Term you specify. Changing the payment frequency will not make the loan be paid down any faster.

Changing the loan term will however change the interest payable for the year. You can see our Monthly Vs Fortnightly Home Loan Payment Guide for more information on the difference between payment frequency.

Interest Rate

The Free investment calculator will allow you to choose the interest rate over the life of the loan. The Standard and Pro versions will allow you to vary the interest rate in any year that you want to via the ‘Yearly Changes’ page.

Calculated Payment

The principal and interest or interest only payment is calculated automatically and shown in the loan details section to give a quick idea of the amount.

Selling A Property

Sell In How Many Years

The calculators will allow you to sell a property at least one year after having purchased it.

The Sale of the property will occur after however many years you specify.

Example:

James is planning on purchasing a property valued at $500,000 in 1 year from now and selling it in 3 years. He believes the total acquisition costs will be around $520,000 and he will be using a $50,000 deposit and a $470,000 interest only loan from the bank. He hopes the property will grow at 5% p.a. over the 3 year period.

Let’s assume no tax on capital gains for the purposes of illustration.

The calculator will display James' assets and loans something as follows:

Years From Now

0

1

2

3

Savings Account

 60,000

10,000

10,000

91,250

Property Value

-  

 500,000

525,000

-  

Loan Amount

-  

(470,000)

(470,000)

-  

Equity

 60,000

40,000

 65,000

91,250

 

James' Cash Flow From Financing will look something like below:

Years From Now 0 1 2 3
Asset Sales / Purchases

-

(520,000)

-

551,250

Loan Drawdowns / Repayments

-

470,000

-

(470,000)

Total

-

(50,000)

-

81,250

So at the end of year 3 James has sold his property and received $551,250 dollars. He has also paid off the loan on that property and this will leave him with $81,250 which he puts into savings.

Note there are also capital gains tax calculations in the calculator that will mean the amount actually received by James will be less.

Sale Price

The calculator will automatically calculate the value of the property in the sale year given the property growth rate that you have specified. The Sale Price option allows you to either use the calculated value or to choose a sale value yourself.

Chosen Sale Price

This will let you override the calculated value for the chosen sale year and enter in your own estimate of the sale price. Note you must also select ‘choose’ in the sale price drop down to override the calculated value.

Selling Costs

The costs of selling a property can actually be quite extensive and can include:

  • Real estate agent costs
    • Commission charged
    • Advertising costs
    • Auction costs
  • Government Charges
    • Discharge of mortgage registration
  • Bank Fees & Charges
    • Preparation &/or Execution by Bank of Discharge of Mortgage
    • Settlement Fee
    • Early Exit Fee
    • Prepayment Fee