Project Carter
Commercial Property ROI Calculator
Model a property hold from purchase to sale. Enter the price, the loan, the one-off buying costs and the net rent, then set how fast rent grows, how the loan is paid down from profit, and whether you expect a value uplift along the way. The numbers update live, and you can take away a one-page PDF. It is an estimate to help you think, not financial advice.
Report
Shown on the PDF and used to name the report if you save it to your account.
Purchase
Loan — · Deposit —
Pick a state and the field below fills with an estimate from its general transfer duty rates. Edit it if you have the exact figure.
Estimate only. General duty scales reflect published 2024–25 rates; the SA and ACT commercial treatment reflects 2025–26 changes. Commercial and industrial property is handled differently in some places: SA has abolished duty on it, the ACT exempts it up to a threshold, and Victoria is moving it to an annual tax. The filled figure also adds the land-titles-office fees to register the transfer, and the mortgage where a loan is entered; the seller pays to discharge their own mortgage, so that is not included. Thresholds in several states index each year, and this excludes foreign purchaser surcharges, landholder / land-rich duty and any concession. Confirm the exact amounts with the relevant state revenue office and titles registry.
Bank fees and the valuation ordered for finance.
Building and pest, and any specialist reports.
Due diligence, buyer's agent and adviser fees, and anything else.
Cash or equity you can put toward this, e.g. released from another property. Compared against the total cash required, does not change the return figures above.
Income & holding
Rent after outgoings, before loan interest.
The yield a buyer pays on exit, for local cap rate, yield compression or market shifts. Blank holds the entry yield. Lower than entry lifts value; higher softens it.
Debt reduction
Each year, this share of the cash left after interest is used to pay down the loan. The rest is cash you keep.
Value uplift
- Shortfall / surplus
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- Property value at sale
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- Loan balance at sale
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- Net sale proceeds
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- Rental cash kept (total)
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- Total profit
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- Total ROI
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- Return per year (simple avg)
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- Equity multiple
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- IRR (compound)
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Your return
Figures are part-hidden. Unlock the full numbers and one-page PDF below.
Project Carter is sent your figures for an assessment only if you request one.
Year by year
| Year | Net rent | Interest | Cash after interest | Debt reduction | Cash kept | Loan balance | Property value | Your equity |
|---|---|---|---|---|---|---|---|---|
| Enter a purchase price, loan interest, rent and term to see the schedule. | ||||||||
Get your ROI summary
The page builds a one-page PDF of your figures and the year-by-year schedule. A copy is sent to Project Carter so we can follow up if you'd like.
Done. Your PDF has downloaded. If it didn't, . Project Carter has your figures and will be in touch if you asked for a follow-up.
How the numbers work
- Loan and deposit. The loan is the percentage of purchase price you enter. The deposit is the rest.
- Total cash required is the deposit plus stamp duty, loan / valuation cost, legal cost, building inspection and other purchasing cost.
- Stamp duty can be estimated by state: click the field, pick a state or territory, and tick "commercial" if it applies. It fills from that state's published general transfer duty rates for a company or investor purchase, plus the land-titles-office fees to register the transfer and, when a loan is entered, the mortgage. It is an estimate, not the state revenue office's figure, and excludes surcharges and concessions. Commercial and industrial property is treated differently in some places: SA has abolished duty on it, the ACT exempts it up to a threshold, and Victoria is moving it to an annual tax.
- Net rent starts at your Year 1 figure and grows by the rental increase each year. If a value uplift is set, in that year the rent steps to the new base rent and then grows by the new rate from then on.
- Property value is net rent ÷ capitalisation rate. The cap rate runs straight-line from the entry net yield (Year 1 net rent ÷ price) in year 1 to the exit cap rate you enter by the final year, so you can model local cap rates, yield compression or market softening on sale. Leave the exit cap rate blank to hold the entry yield. A rent uplift lifts value too.
- Each year: interest is charged on the opening loan balance; the cash left after interest is split, with your debt-reduction percentage paying down the loan and the remainder kept as cash.
- At sale (end of the term) the property is sold at its value that year, the loan is repaid, and net sale proceeds plus all rental cash kept, less the cash you put in, is the total profit.
- IRR is the annual compound return that makes the cash you put in and the cash you take out balance over time.