Free tools / No sign-up required
Free Commercial Property Calculators
Seven models for property investors and developers, built by Project Carter. Enter your own figures, watch the numbers update live, and take away a one-page PDF.
Pick a calculator
Each one runs in the browser, so the figures never leave your device unless you choose to save a report or request a follow-up. Sign in to save reports to your account and pull figures straight from one calculator into another.
Portfolio Review
Bring several properties together for a combined after-tax cash flow: weekly surplus or deficit, equity position, and usable equity across the portfolio.
Open calculatorCommercial Lending
Compare deposit and total cash required by loan type and lender tier, major bank against tier 2 / non-bank, including SMSF purchases and a BTR rental-cover check.
Open calculatorReturn on Investment
Model a purchase through to sale: loan, buying costs, rent growth, debt reduction and an optional value uplift. Total ROI, equity multiple and IRR.
Open calculatorNet Operating Income
Gross income less recoverable outgoings, down to net operating income, an implied value at your cap rate, and usable equity at up to 70% LVR.
Open calculatorDevelopment Site (DA)
The full cost of getting a site to development consent: land, consultants, council fees and holding costs, with the cash equity required to get there.
Open calculatorGross Realisation Value
Picks up from your DA total: construction cost, finance charges, GST and margin, down to expected profit, profit on cost and profit per dwelling.
Open calculatorTax Depreciation
Four quick answers to a year-by-year depreciation estimate: building and fixtures and fittings, with a realistic range and a plain reason behind every zero.
Open calculatorSave reports, pull figures across
Create a free account and each calculator can save your reports and let you pull a figure straight out of another saved report, for example usable equity from a Portfolio Review, or a valuation from an NOI, into whichever calculator you're working through next.