House vs unit vs granny-flat dual income vs commercial — modelled on your numbers.
Applies across all four scenarios below.
Each price below is capped to what your cash and borrowing power can actually fund for that scenario's deposit and stamp duty. Edit a price directly to test a cheaper option — it recalculates automatically when you change cash, borrowing power, or a card's LVR.
The growth play — land content, established suburb.
The yield play — lower entry price, higher rent relative to price.
Dual income on one block — big block, secondary dwelling out back.
Strata office, shop or warehouse unit — tenant pays outgoings.
Year 1, per scenario — from gross rent down to what actually lands in your pocket after tax.
Capital growth plus after-tax cash flow, minus stamp duty and purchase costs.
Every figure recalculates as you move the sliders on the left.
| Scenario | Price paid | Cash needed | Stamp duty | Wk cash flow (yr 1) | Capital growth | Total return | Ann. return |
|---|
Defaults, and where they come from: capital growth rates use Cotality/CoreLogic's 30-year averages and KPMG's 2026 outlook as a starting point; rental yields reflect current capital-city gross yield ranges; granny flat build costs and rents ($120k–$250k build, $350–$850/wk) are drawn from 2026 secondary-dwelling cost guides; commercial yields reflect CBRE, Savills and Bold Property Group 2026 sector data; stamp duty uses Victoria's general (investment) land transfer duty scale. Holding costs is one editable slider per scenario, covering property management, council rates, insurance and maintenance (plus strata for the unit) as a single bundled percentage of gross rent — it starts at a common rule-of-thumb (house 25%, unit 30%, granny flat 27%, commercial 12%, since commercial tenants usually pay their own outgoings) but isn't a quoted figure for any specific property, so adjust it to match a real agent's appraisal or body-corporate statement where you have one. The model does not currently allow for rental vacancy — it assumes the property is tenanted year-round. Every figure here is an editable estimate, not a quote — actual prices, yields, loan terms and taxes vary by suburb, lender and personal circumstances. This tool ignores selling costs, land tax, depreciation and opportunity cost of your deposit. It is general information, not financial, tax or legal advice — confirm numbers with a buyer's agent, mortgage broker, accountant and your state revenue office before committing money.