Cap Rate Calculator
See what your property could be worth
This is a guide, not a valuation. It estimates a value range from the numbers you enter using the capitalisation rate method — it is not a formal, certified or professional property valuation. Always seek independent, professional valuation advice before making any financial or investment decision.
Your numbers
Estimated value range
Midpoint ≈ A$589,432, based on a 4.0%–5.5% cap rate.
How we got there
- Annual rental income
- A$33,800
- Less operating expenses
- − A$6,500
- Net operating income (NOI)
- A$27,300
- Value = NOI ÷ cap rate
- A$496,364 – A$682,500
An estimate only, built entirely from the figures you enter — not a valuation. It excludes comparable sales evidence, property condition, financing and tax. Figures update as you type.
How the cap rate valuation method works
The cap rate formula is normally used the other way around — value and income are known, and you solve for the rate. Rearranged, it can estimate value from income and a market rate instead.
Net operating income (NOI)
Annual rent − operating expenses
Income after the costs of running the property — rates, insurance, management, maintenance — but before loan interest and tax. This is the figure the market is actually pricing.
Value from cap rate
Value = NOI ÷ cap rate
Divide net operating income by a market cap rate to estimate value. Because the relationship is inverse, a lower cap rate implies a higher value — the same income is worth more when the market is prepared to accept a lower income return.
A worked example
A property rents for $42,000 a year with $9,000 of operating expenses, so its net operating income is $33,000. Comparable properties in the area are trading on cap rates of roughly 4.5% to 5.5%. Dividing $33,000 by each end of that range gives a value estimate of $600,000 at the higher rate to $733,000 at the lower rate — a plausible range, not a single number.
This isn't a formal valuation
This calculator produces an indicative estimate only, built entirely from the figures you type in. It is not a professional, certified or bank-accepted property valuation, and it should not be relied on for buying, selling, lending, insurance, tax or legal decisions.
- It doesn't use comparable sales evidence — only the cap rate range you supply.
- It can't assess the property's condition, features, defects or improvements.
- Cap rates vary by location, property type, tenant quality and lease terms — a wrong range produces a misleading result.
- Cap rates move with interest rates and market sentiment, so a valid range today may be stale in a few months.
Always seek independent, professional valuation advice — from a licensed valuer, agent or bank — before making a financial or investment decision based on a property's value.
Want an evidence-backed estimate instead?
Akweno's AI-assisted property valuation searches recent comparable sales and current listings for your specific property to produce a low, mid and high estimate with the evidence behind it — a stronger starting point than a rate you supply yourself. It's still not a formal valuation, but it's grounded in real market data. See how it works.
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