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Free investor tool

Commercial cash flow and debt calculator

See what a commercial property pays after its loan: the cash flow, how comfortably the income covers the interest, and the return on the cash you put in.

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The property

Stamp duty, legal, due diligence

Rent less outgoings you pay

Loan

Commercial loans are often 60% to 70%

For principal and interest

How it works

How lenders look at commercial debt

Commercial lenders usually lend a smaller share of the price than home lenders, often around 60% to 70%, over shorter terms. They test the deal on its income: the interest cover ratio is the net income divided by the yearly interest, and the debt service cover ratio is the net income divided by all repayments, including principal.

Many lenders look for interest cover of about 1.5 times or more, though policies differ by lender, property type and lease. The calculator shows both ratios, the cash flow after repayments, and the interest rate at which the income would only just cover the interest, so you can see how much room there is if rates rise or a tenant leaves.

The numbers are one part of the decision

We look at the figures alongside growth drivers, vacancy, supply and how a property fits your borrowing and portfolio plans, then choose the market that suits your strategy, wherever it is in Australia. See how we buy investment property.

FAQ

Common questions

What is an interest cover ratio (ICR)?

The property's net income divided by the yearly interest on the loan. An ICR of 2 means the income covers the interest twice. Many commercial lenders look for about 1.5 times or more, but the requirement varies by lender and by the strength of the lease.

How much deposit do I need for commercial property?

Often 30% to 40% of the price, plus buying costs, because lenders commonly cap commercial loans at around 60% to 70% of the property's value. The exact limit depends on the lender, the property and the tenant.

What is cash-on-cash return?

The yearly cash flow after loan repayments, divided by the cash you put in (deposit plus buying costs). It shows the income return on your own money and ignores any change in the property's value.

Is this financial advice?

No. It is a general estimate to help you compare options. It does not consider your personal circumstances, and results depend on the figures you enter. Check them with your accountant, mortgage broker or financial adviser before you act.

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