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Property Cash Flow Calculator

What the rent leaves after EMI and costs.

Your inputs

Your rental
₹ 1.00 Cr
Property type
%
monthly
monthly
vacancy
% of year
Adjust rates, loan and yearly costs
yearly
yearly
yearly
your guess
% a year
% p.a.
240 months
years
% of value
% of value
% duty
% duty
% of duty
% of duty

Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering. First-sale slabs apply to flats and apartments only. Surcharge is the Greater Bengaluru Area rate.

Your result

Indicative
Cash flow each month
−₹ 45,753

You top up this much each month to cover the EMI and costs.

₹ 2.32 L
Rent after costs, a year
−16.8%
Cash-on-cash return
₹ 78,161
Break-even rent
−₹ 39,611
Monthly in year 5
Rent covers the running costs but not the EMI. Break-even rent is ₹ 78,161 a month; at your rent rise, cash flow turns positive once the loan ends, in year 21.

Quick answer: Cash flow is the rent left after empty months, running costs and the EMI. A ₹ 1 Cr Bengaluru flat let at ₹ 30,000 a month with 25% down leaves ₹ 2,32,000 a year after costs, but EMIs of ₹ 7,81,041 mean you top up about ₹ 45,753 a month.

From rent to cash flow

Updates as you type
First year. Tax on rent is not included.
ItemA year
Rent for 12 months₹ 3,60,000
Less empty months−₹ 18,000
Rent received₹ 3,42,000
Less maintenance, property tax, insurance and repairs−₹ 1,10,000
Rent after costs (net operating income)₹ 2,32,000
Less EMIs−₹ 7,81,041
Cash flow a year−₹ 5,49,041
Cash flow a month−₹ 45,753
The purchase and what it means.
ItemAmount
Property price₹ 1,00,00,000
Stamp duty, cess, surcharge and registration₹ 7,60,000
Down payment₹ 25,00,000
Home loan (within RBI limits)₹ 75,00,000
Cash you put in₹ 32,60,000
EMI₹ 65,087
Cash-on-cash return−16.8%
Break-even rent a month₹ 78,161
Monthly cash flow in year 5−₹ 39,611
Monthly cash flow in year 10−₹ 30,041
Cash flow turns positiveYear 21

How do you use the property cash flow calculator?

  1. Enter the price, pick the property type and set the down payment. The loan stays within RBI limits.
  2. Enter the monthly rent, the maintenance you pay as owner and the share of the year you expect the flat to be empty.
  3. Open “Adjust rates, loan and yearly costs” for property tax, insurance, repairs, the yearly rent rise and the loan terms.
  4. Read the monthly cash flow, the break-even rent and when the cash flow turns positive.

How is property cash flow worked out?

Cash flow is what is left of the rent after every cost and the EMI. A negative figure is what you top up from your own pocket each month. It is different from the return on the investment, which also counts price growth; see the property investment score for that.

The steps

1
Rent receivedRent × 12 × (1 − share of the year empty)
2
Rent after costsRent received − maintenance × 12 − property tax − insurance − repairs
3
Cash flowRent after costs − EMI × 12
4
Cash-on-cash returnYearly cash flow ÷ (down payment + government charges)
5
Break-even rent(Yearly costs + EMIs) ÷ (1 − share empty) ÷ 12

Later years raise the rent by your yearly rise and hold costs flat; the EMI stops when the loan ends.

Worked example: ₹ 1 Cr flat let at ₹ 30,000

With 25% down the loan is ₹ 75,00,000 and the EMI ₹ 65,087. Rent of ₹ 3.6 L a year, less 5% empty, brings in ₹ 3,42,000. After ₹ 1.1 L of maintenance, tax, insurance and repairs, ₹ 2,32,000 is left, but the EMIs take ₹ 7,81,041. You top up about ₹ 45,753 a month.

The rent would need to be ₹ 78,161 a month to break even. With the rent rising 5% a year, the monthly gap shrinks to ₹ 39,611 in year 5 and ₹ 30,041 in year 10. Bought outright, the same flat gives +₹ 19,333 a month, a 2.2% cash return on ₹ 1,07,60,000.

Worked example: ₹ 45 L first-sale flat

The first sale of a flat at ₹ 45 L pays 3% stamp duty, so charges are ₹ 2,41,200. With 20% down you put in ₹ 11,41,200 and the EMI is ₹ 31,242. Let at ₹ 15,000 a month with ₹ 2,500 maintenance and ₹ 22,000 of yearly costs, the monthly cash flow is −₹ 21,325.

How do down payment and rent change the cash flow?

Monthly cash flow in year 1 on a ₹ 1 Cr resale flat, 5% empty, ₹ 1.1 L of yearly costs, 8.5% for 20 years. Arithmetic only.
Down payment₹ 25,000 rent₹ 30,000 rent₹ 40,000 rent
25% down−₹ 50,503−₹ 45,753−₹ 36,253
50% down−₹ 28,808−₹ 24,058−₹ 14,558
75% down−₹ 7,112−₹ 2,362+₹ 7,138
All cash+₹ 14,583+₹ 19,333+₹ 28,833

What stamp duty and registration apply in Bengaluru?

On a sale deed in Bengaluru, Karnataka charges 5% stamp duty on the market value (Karnataka Stamp Act, Schedule Art. 20(1)), a 10% cess on the duty (s.3B) and, inside the Greater Bengaluru Area, a 2% surcharge on the duty (Greater Bengaluru Governance Act 2024, s.170). The registration fee is 2% (IGR notification of 29 Aug 2025, in force from 31 Aug 2025). Together that is 7.6% of the value. The first sale of a flat pays less duty: 2% up to ₹ 20 L and 3% above ₹ 20 L up to ₹ 45 L, so the total is 4.24% or 5.36%. Resale flats, plots and houses pay 5% at any price. Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering.

What does this calculator leave out?

Frequently asked questions

Take the rent you expect to receive after empty months, subtract maintenance, property tax, insurance and repairs, then subtract the EMI. Divide the yearly figure by 12. A negative result is what you add from your own pocket every month to hold the property.

Rent in the example covers the running costs but not the EMI. A ₹ 1 Cr flat at ₹ 30,000 a month leaves ₹ 2.32 lakh a year after costs, while the EMIs on a ₹ 75 lakh loan come to ₹ 7.81 L. The gap closes only with a much larger down payment or higher rent.

It is the yearly cash flow divided by the cash you put in: the down payment plus stamp duty and registration. It shows what your own money earns in cash each year, before any price growth. A negative figure means you are adding money each year.

It is the monthly rent at which the rent received, after empty months, exactly covers the running costs and the EMI. In the example it is about ₹ 78,000 a month, far above the ₹ 30,000 rent, which shows how much the loan weighs on cash flow.

Net operating income is the rent after running costs but before the loan. Cash flow subtracts the EMI as well. Net operating income describes the property; cash flow describes your position with the loan you chose. Two buyers of the same flat can have the same income from it and very different cash flows.

No. Rent is taxable under income from house property, and loan interest may be deductible, depending on your situation. The figures here are before tax, so what you keep may be lower or higher. Indicative only. Please verify with your Chartered Accountant before acting.

Sources

Indicative figures from the numbers you enter, not advice to invest. For tax questions, indicative only. Please verify with your Chartered Accountant before acting.

Thinking about a rental property in Bengaluru? Talk to an acre&key advisor.

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