Commercial Portfolio Review Calculator

How the numbers work

• Loan and equity. The loan is the LVR you enter times the value; the equity (your net position) is the rest. Interest is interest-only, loan × rate, so nothing is paid off the loan.
• Rent collected is the weekly rent × 52 for a residential property, or the gross annual rent you enter for a commercial one.
• Running costs are property management (a % of the rent), the letting / leasing fee, council rates, body corporate / strata, land tax, insurance, maintenance, a vacancy allowance, loan fees and sundry. Residential maintenance is per week × 52 and vacancy is weeks × the weekly rent; commercial maintenance is annual and vacancy is months ÷ 12 × the gross rent. Land tax is set by each state on the total land value you hold there, so it depends on the rest of your holdings; enter your assessed or expected figure. Net rent after costs is rent collected less all of these.
• Commercial properties add a lease basis and the usual building outgoings - water & sewer rates, fire & essential services, air-conditioning / HVAC, cleaning & security, and an outgoings audit / admin allowance. Each recoverable line has a “recovered from the tenant” tick: ticked, that outgoing drops out of your running costs. Choosing net lease ticks the usual recoverable set, gross lease clears them, and partial / mixed leaves them as you set them. Land tax is never auto-ticked under any lease basis - many retail leases can't pass it through to the tenant even on a net lease, so tick it yourself only if this lease does.
• Cash flow before tax is net rent after costs, less loan interest. A figure in brackets is what the property costs you to hold each year before tax.
• Tax. A rental loss is refunded at the marginal tax rate you enter; a rental profit is taxed at it. Depreciation (building at cost × its rate, 2.5% by default, plus fittings at cost × their rate) is a further deduction and adds its own tax saving.
• Post-Budget negative gearing. Tick “bought after the 2026 Federal Budget” on a residential property and a rental loss on it is quarantined: it no longer offsets your salary or other income, so it earns no refund in the year. The loss carries forward against future rental profit from that property or the gain on its sale. Rental profits are still taxed, and depreciation only reduces a profit. Properties held before the Budget keep the current treatment. This change applies to residential property only - the Budget did not change negative gearing for commercial property, so this option is not shown on commercial cards. This is a modelling assumption, not tax advice.
• After-tax cash flow is cash flow before tax plus the tax refund and the depreciation tax saving. Divided by 52 it is the weekly figure - the real out-of-pocket cost, or income, of holding the property.
• Break-even rent. Each card shows the rent that would bring that property's yearly after-tax result to zero, with everything else held the same - per week for residential, per year for commercial.
• Residential vs commercial. The comparison table and the schedule subtotals split the portfolio by type so you can see each side's value, yield and after-tax position on its own, then combined.
• Buying a property. Tick "being purchased" to add one-off costs: stamp duty (estimable by state), conveyancing, borrowing costs, a quantity surveyor's report and improvements. These do not change the holding result; they feed "cash needed to buy" (your equity plus those costs).
• The portfolio figures add up every property; the yields are combined rent ÷ combined value. This is a point-in-time review: it holds rent, costs and values flat and ignores capital growth, loan repayments and capital gains tax.