Investment Property Calculator
Compare Principal & Interest, P&I with Offset, and Interest Only loan structures over 30 years. Includes Australian tax brackets, state stamp duty, negative gearing, and an ETF comparison.
About You
$120,000
$200,000
80.0%
$160,000 deposit · $40,000 to ETFs
Annual: $16,000/yr to offset · $4,000/yr to ETF
Shortfall: $33,425 — increase allocation or reduce property cost
$20,000
Your Beliefs
5.0%
8.0%
0.7%
$800,000
4.5%
→ $692/wk rent
The Verdict
Pure Property wins by $317k over 30 years
Pure ETF
Year 10$641k
Year 30$3.2M
Blended
Year 10$590k
Year 30$3.3M
P&I
Pure Property★ Best
Year 10$454k
Year 30$3.6M
P&I+Offset2 properties
Wealth Over Time
Total net wealth after CGT and sale costs if liquidating at each year
Breakeven Sensitivity
At your settings, property never beats ETFs over 30 years. Try higher growth or lower ETF returns.
| Growth ↓ ETF → | 3% | 4% | 5% | 6% | 7% | 8% | 9% | 10% | 11% | 12% | 13% | 14% | 15% |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 3% | 12 | — | — | — | — | — | — | — | — | — | — | — | — |
| 4% | 4 | 6 | — | — | — | — | — | — | — | — | — | — | — |
| 5% | 3 | 3 | 4 | 5 | — | — | — | — | — | — | — | — | — |
| 6% | 2 | 3 | 3 | 3 | 3 | 4 | — | — | — | — | — | — | — |
| 7% | 2 | 2 | 2 | 2 | 3 | 3 | 3 | 4 | — | — | — | — | — |
| 8% | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 3 | 3 | — | — | — |
| 9% | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 3 | 3 | 3 |
| 10% | 1 | 1 | 1 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 | 2 |
| 12% | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 2 | 2 | 2 | 2 |
| 15% | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 | 1 |
≤3 years 4-5 years 6-10 years 11+ years Never
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