Property ROI, CAGR and IRR calculator
Headline "doubled in 8 years" claims ignore the rent you did or didn't get, the interest you paid and the costs at both ends. This tool runs the full cash flow of your own money in and out and reports the annualised return (IRR) you actually earned.
- Net profit
- ₹14.74 L
- Sale value at exit
- ₹95.63 L
- Cash you get at exit (after loan and selling cost)
- ₹56.19 L
- Rent collected
- ₹18.33 L
- Loan interest paid
- ₹29.51 L
- Price CAGR (property only)
- 6.00%
- Simple ROI on own money
- 84.70%
Copy link to this calculation · JSON API · Estimates only; verify rates with the source below.
How it is calculated
Yearly cash flows of your own money: year 0 = −(down payment + purchase costs); each year = rent − owner costs − EMIs paid; exit year adds sale value × (1 − selling cost) − loan balance. IRR is the discount rate at which these flows sum to zero (Newton iteration). Simple ROI = net profit ÷ own money. Taxes on rent and gains are excluded.
Worked example
₹60 lakh flat, ₹5.4 lakh costs, ₹12 lakh down, 8.5% loan, rent ₹16,000 growing 5%, 6% appreciation, 8-year hold: sale ₹95.6 lakh and about ₹52 lakh of exit cash after the loan balance. Because the rent (3.2% yield) never covers the 8.5% loan, the yearly cash flows are negative and the IRR on your own money is only about 5.5%, below the 6% price growth: leverage hurts when the loan rate exceeds the rental yield plus appreciation margin.
Frequently asked questions
What is a good ROI on property in India?
An IRR of 10–12% on your own money beats most fixed-income options; below 8% a fixed deposit with no hassle is competitive. Leverage amplifies both good and bad outcomes.
How is CAGR different from ROI?
CAGR annualises the price change only; ROI on own money includes rent, interest, costs and the loan. IRR is the time-weighted version of ROI.
Does the calculator include tax?
No. Rental income is taxed after a 30% standard deduction and interest set-off; long-term capital gains at 12.5%. Both reduce the return.
Estimates for planning only; not financial, legal or tax advice. Figures reflect common practice and published rates as of November 2026. Found an outdated rate? Email hello@zeorent.com.