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What is the rent behind the incentive?

Commercial lease calculator

Look beyond face rent. Compare lease incentives, effective rent and expiry exposure across your entered tenancies.

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Workings and assumptions shown
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Your figures

What would you like to explore?

Rent basis for every tenancy

Keep every tenancy on the same rent and GST basis. Gross rent is not converted to net rent. Exclude recoverable GST where applicable.

Lease expiry analysis date

WALE uses contracted face rent and committed expiry on this date. Full-term rent is calculated separately.

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

Using net rent, with outgoings paid separately. Change the basis in Comparison settings below.

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.

Your lease, at a glance

See the rent behind the incentive

Add a tenancy to see effective rent across its committed term. Add more to compare expiry exposure by income and floor area.

Have these lease details ready

Floor area and annual face rent per square metre
Start and committed expiry dates
Any rent-free period, fit-out support or incentive percentage

Start with your lease

Manual use is free. Rent is averaged without discounting; lease options are not assumed exercised.

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How it’s calculated

The method behind your estimate

How this estimate works

Enter tenancy rents, areas, lease dates and incentives. Compare face and effective rent and review the model's stated WALE weighting and expiry exposure.

What to check before you act

The model does not interpret a lease or determine legal recovery rights. Timing, GST, rent reviews, breaks and incentive terms need professional review.

Sources and further guidance

NSW Small Business retail lease 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 2 of 4: Commercial lease and expiry

Next: Commercial cash flow and debt

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.
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Step 3 · Next
Will the income cover the debt?
Commercial cash flow and debt
Project monthly property and loan cash flow, debt maturity and a ten-year sale scenario from your leases.
FreeHtAG data
Step 4
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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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 is WALE?

Weighted average lease expiry summarises the remaining lease terms using the stated weights. It does not describe tenant credit quality or every break risk.

Why is effective rent below face rent?

Incentives and rent-free periods can reduce the economic rent over the modelled term. Check how each incentive is treated.

Is the commercial lease and expiry 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.