🏠 Property vs S&P 500 Calculator
A leveraged investment property against simply indexing the deposit - capital growth after CGT, rent after tax, loan interest after deduction and holding costs on one side; index growth after CGT and dividends after tax on the other. Both sides after tax, over the years you choose, plus the break-even weekly rent the property needs to cover its own cash costs.
The property side breaks into growth, rent, interest and holding costs; the index side into growth and dividends - every line visible, summing exactly to the headline.
The weekly rent that exactly covers the loan interest and holding costs, plus how far your own rent sits above or below it.
A year-by-year chart shows exactly when (if ever) one side overtakes the other on your own numbers.
It depends entirely on the growth rate, rent, loan rate and tax assumptions you enter - the calculator runs both after tax on identical terms so you can see where your own numbers land, not a generic answer.
The calculator computes it directly from your loan amount, loan rate, holding costs and vacancy assumption, and shows exactly how far above or below it your entered rent sits, after tax.
Described calculations from your inputs - not tax or financial advice.