Property comparison & verdict

Buy Analysis

Compare up to four properties side-by-side. See yield, cashflow, return on cash, and get a clear buy or no-buy verdict for each — based on real numbers, not the agent's pitch.

Compare your shortlist
Enter your figures in the highlighted cells. Set the state, structure, and property type for each property under its name — the rest calculates automatically.
Modelling proposed Budget 2026 rules
This calculator models the proposed Budget 2026 changes (not yet legislated). From 1 July 2027, negative gearing losses on established residential properties purchased after 7:30pm on 12 May 2026 can no longer offset your wage income — they're quarantined against future rental income or capital gains. New builds remain exempt. Land tax is auto-calculated per state and structure, assuming this is your only property in that state — owning multiple properties in the same state aggregates land values and significantly increases the bill (modelled in the main calculator's portfolio view).
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Metric
Comparing 2 of 5
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How the verdict works
Each property is scored out of 7 points across four criteria. The headline verdict translates the total score into plain English.
Up to 2 points

Yield

≥5% gross = 2 points
≥4% = 1 point
Lower = 0

Up to 2 points

Cashflow

After-tax cashflow ≥$0 = 2 points
≥−$3,000/yr = 1 point
Worse = 0

Up to 2 points

Return on cash

Total return ÷ cash invested:
≥12% = 2 points · ≥8% = 1 point

Up to 1 point

Leverage

LVR ≤80% = 1 point
(safer borrowing buffer)

Verdict thresholds: 6-7 = Strong buy · 4-5 = Decent · 2-3 = Marginal · 0-1 = Avoid
This calculator is provided for general information only and is not financial, tax or legal advice. The scoring is a simple heuristic designed to surface honest numbers — a property scoring well here can still be a poor buy, and vice versa. Always do full due diligence and consult a qualified adviser. The Real Return is the intellectual property of Emil Josef.