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Will the income cover the debt?

Commercial cash flow calculator

Explore commercial property cash flow and debt coverage using your income, operating costs and funding assumptions.

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Your figures

Purchase and start date

Projection start date

Ten years from this date. Lease dates are inclusive; cash is modelled monthly.

Purchase price

Buying and loan setup costs

Include checked duty, legal and loan fees. Exclude your deposit and any fit-out entered in the tenancy schedule.

Committed leases

Rent basis for every tenancy

Use one consistent GST basis, normally excluding recoverable GST. Gross rent already includes recoveries.

All tenancy calculations are free. Start with your lease figures.

Using net rent. Add any checked outgoings recoveries separately in Owner operating costs.

Tenancy 1Add area, rent and committed dates

Tenancy 1

Area (m²)

Area in square metres, with up to two decimal places.

Annual face rent ($/m²)

Annual contractual face rent per square metre, on the selected net or gross basis.

Lease start

First day of the committed lease.

Committed expiry

Last day of the committed lease; no unexercised options.

Tenancy name

Optional label; up to 80 characters.

Incentives and rent reviews

Fixed annual review (%)

An entered annual scenario assumption, from 0 to 10%; not forecast CPI.

Incentive method

Enter each incentive once, using the same net or gross basis as the rent.

Initial rent-free months

Whole calendar months from the lease start; rent only, not outgoings.

Landlord fit-out contribution ($)

A single landlord contribution, counted once.

Owner operating costs

Owner operating costs a year

Include management, insurance, repairs and independently checked owner taxes. Exclude capital spending, incentives and loan payments.

Additional outgoings recovered a year

Full-occupancy amount, reduced during vacancy. Enter zero when gross rent already includes outgoings. Check what your leases and local law allow.

Finance

How will you fund the purchase?

Loan amount

Enter the amount borrowed, up to the price. Buying costs must leave positive initial equity.

Loan interest rate (%)

Amortisation period (years)

The period used to calculate P&I repayments. Loan maturity is entered separately.

Initial interest-only months

Then P&I over the remaining amortisation period. Must be shorter than the amortisation period.

Loan maturity (months from start)

The remaining loan is repaid here as a balloon. No refinancing is assumed. A loan still outstanding at sale is repaid at sale.

After lease expiry

What happens after a lease expires?

No replacement is the default. Any assumed policy below applies to every tenancy; it is not a forecast.

Assumed replacement rent today ($/m²/year)

The same starting rent per square metre applies to every tenancy, on your selected net/gross basis. Advertised area data is only context.

Replacement market-rent growth a year (%)

Vacant months before each replacement

For a lease already expired, this downtime starts at the projection date.

Each replacement lease term (months)

Replacement fixed annual review (%)

Replacement initial rent-free months

Cannot exceed the replacement term. Outgoings may still be recovered during rent-free periods.

Replacement fit-out contribution ($/m²)

Letting fee (% of first-year face rent)

Paid once at each replacement lease start, separately from the fit-out contribution.

Owner operating costs

Operating cost and recovery growth a year (%)

Capital spending

Capital spending each year

Actual flat cash-spending allowance, below NOI. Do not also enter these same costs as the additional one-off event.

Additional one-off capital spending

Month of the additional capital work

Month 1 starts on the projection date. Has no cash effect when the one-off amount is zero.

Sale scenario

Assumed exit yield (%)

Capitalises the actual year-11 cash NOI. Enter your own scenario; advertised asking ratios are not property cap rates.

Selling costs (% of sale value)

Your commercial cash flow

See what the property leaves in your pocket

Follow ten years of lease income, owner costs and loan payments. Add your figures, then calculate. Sale proceeds are shown separately from annual cash.

Have these figures ready

Price, buying costs and committed leases
Owner operating costs and any loan
An exit yield for your sale scenario

Start with the purchase

Complete manual use is free. Reletting is only assumed when you choose it. Results are before income tax; GST and property-tax eligibility are not assessed.

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How it’s calculated

The method behind your estimate

How this estimate works

Combine entered lease income, vacancy, owner expenses and debt service to explore commercial cash flow and coverage ratios.

What to check before you act

Loan covenants, valuation, leasing risk and lender definitions differ. A modelled DSCR is not evidence that a lender will approve the loan.

Sources and further guidance

General information only. Check the calculator workings, selected rules date and supported scope. Not financial, credit, tax, legal or valuation advice.

Your next step

Assess a commercial asset

You are on step 3 of 4: Commercial cash flow and debt

Next: Commercial lease versus buy

Commercial yield and value
Commercial lease and expiry
Commercial cash flow and debt
Commercial lease versus buy

Step 1
What is the yield or value?
Commercial yield and value
Estimate value at your cap rate, or compare yields at a known price, with optional Commercial Dex market evidence.
FreeHtAG data
Step 2
What is the rent behind the incentive?
Commercial lease and expiry
Compare rent after incentives and committed lease expiry by income or floor area, with optional Commercial Dex evidence.
FreeHtAG data
Step 4 · Next
Should the business lease or buy?
Commercial lease versus buy
Compare equivalent business premises with equal initial resources and annual budgets, before income tax.
FreeHtAG data

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Your own figures are free. HtAG data makes them specific.

With any active HtAG plan, this calculator adds dated advertised council evidence.

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FAQ

Questions people ask

Short answers about the method, the rules and what HtAG data adds.

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What does DSCR compare?

Debt service coverage compares the model's income measure with scheduled debt service. Review the exact definitions used in the workings.

Does a high DSCR remove property risk?

No. Vacancy, lease expiry, capital expenditure and tenant failure can change income. Stress-test the assumptions.

Is the commercial cash flow and debt calculator free to use?

Yes. Every HtAG calculator is free to use with your own figures, and you do not need an account. An HtAG plan adds property and suburb data to the calculators that support it.

What does an HtAG plan add to this calculator?

With any active HtAG plan, this calculator adds dated advertised council evidence. Filled figures are marked and you can overwrite every one.