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- Thread starter Raphael
- Start date

am trying to sum up a potential IP.

Whats the simple calc for summing up property.

In this case, IP will cost me $400K (100% borrowing), ill rent it for $500 pw.

($500*52) / $400,000 * 100 = 6.5%pa

What you were looking for?

I prefer not to assume 52 weeks occupancy...... try 48 or 50 as delays can often happen with getting a tenant in.

I agree - I use 50. I also include management fees, BC, insurances, etc, for net calcs.

However, the OP asked for "simple" - I assumed gross return and I gave simple!

And if one wished to be extremely accurate, there are 52.14 weeks in a year (or 52.28 for leap years)!

Another really, really simple thing I like to do that is equivalent to calculating gross return is just to look at the multiplier between the purchase price (in $k) and rent (in $ pw). I like to aim for a multiplier of about 1.5 ie. buy a property of $200k, rent for $300 pw. Great for quick calcs when you are just looking on domain or realestate.

That is a good rental return presuming there are no body corp fees etc.

Isnt return based on "you should get atleast 0.1% a week based on the cost"?

So $400,000 * 0.001 = $400 a week. Or is this something a few people just made up, or a general guideline?

That calc gives you about 5% gross (5.2% to be more precise), which is often considered a "typical" gross return from residential real estate. So it's easy quickly to calculate gross returns compared on "typical" returns.

Roughly:

$400k/ 200pw = 2.5%

$400k/ 400pw = 5%

$400k/ 600pw = 7.5%

$400k/ 800pw = 10%

Extrapolate as required based on your purchase and expected rental.

think of purchase price as $100, and deal in %s of that.

in costs 4% (may be 5% for some states)

add 1.5% if LMI

add 2.5% if Buyer's Agent

interest = whatever x lvr, say:

100% lend = 8%

75% lend, 8*3/4 = 6%

80% lend, 8*8/10= 6.4%

other holding costs = 1.5%

First year, cost is :

in costs + total holding costs

= 4+8+1.5 = 13.5%

Following year costs.

8+1.5% = 9.5%

Now that you've got those figures, just multiply by the number of 100s in your purchase price = 4000

yr 1 : 13.5 * 4000 -> 4*13+4*0.5 -> 54*1000 = $54000

yr 2n : 9.5 * 4000 -> 4*9+4*0.5 -> 38*1000 = $38000

For income, some people find it easier to divide weekly rent by 2 and add 2 zeroes.

500 / 2 = 250 and add two zeroes = 25000pa.

yield is 25000/400000 which reduces to

25/400 = 25/4 *1/100 = 6.25/100 = 6.25%

Thanks all.

So, im thinkin out aloud here and will probably embarass myself by showing my total ignorance...

In real simple terms, if I borrow my $400k @ 6.25% and rent out at $500 pw, (6.25% yeild thanks winston), Im breaking about even re interest only re-payments?

I wont need my neg gearing income tax deductions to hold this prop long term?

I cant be right, this sounds too simple.

Thanks all.

So, im thinkin out aloud here and will probably embarass myself by showing my total ignorance...

In real simple terms, if I borrow my $400k @ 6.25% and rent out at $500 pw, (6.25% yeild thanks winston), Im breaking about even re interest only re-payments?

I wont need my neg gearing income tax deductions to hold this prop long term?

I cant be right, this sounds too simple.

yes, in real simple terms...

Expanding on that though, you need to also account for

management fees

body corporate fees

water rates

council rates

insurances

land tax

maintenance/repairs

possible vacancies

they all add up to a fair sum over the year, to the extent where a positive geared/neutrally geared investment turns into a very negative geared one so IMHO it is a good idea to arrive at a figure that you think will cover all of these and use that in with your quick calculation...if you don't - you will be kidding yourself as these things are real and won't go away.

Different story if you're thinking commercial though...

Boods

yes, in real simple terms...

Expanding on that though, you need to also account for

management fees................None, I manage.

body corporate fees.............None

water rates........................yep

council rates......................yep

insurances.........................yep

land tax............................Big yep

maintenance/repairs............a little

possible vacancies..............yep

Boods do you have a preference for commercial?

am trying to sum up a potential IP.

Whats the simple calc for summing up property.

In this case, IP will cost me $400K (100% borrowing), ill rent it for $500 pw.

simple formula;

add 5% for purchase costs.

Then, multiply this amount by your interest rate; $420k x 7% = $29400 p/a.

Divide by 52 for weekly cost of finance = $565 p/w.

expect 20% of rent to be eaten by costs. This allows for 2 weeks vacancy as well.

$500 x 20% = $100.

nett rent is more likely to be around $400 p/w.

On a 7% IO loan, you'll be out of pocket about $165 p/w before tax return.

Of course, if you are on less interest and have no vacancies, your out of pocket may drop to say; $100 p/w?