Net Cashflow Calculator Malaysia 2026
Property & Financing
Monthly Expenses
Assumptions
8.3% = 1 month/year
8.3% = 1 month rent
Determines marginal tax bracket for rental income.
Monthly Cashflow
Income & Costs
Yield Metrics
Financing
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Get your full breakdown with assumptions, plus educational property research.
How Net Cashflow Works
Monthly Cashflow Formula
| Gross Rental | Monthly rent |
| − Vacancy | Rent × vacancy % |
| − Expenses | Maintenance + sinking + tax + quit rent + insurance |
| − Agent Fee | Annual rent × agent % ÷ 12 |
| − Income Tax | Marginal tax on net rental |
| = NOI | Net Operating Income |
| − Mortgage | P+I amortization |
| = Net Cashflow | What you actually pocket |
Yield Definitions
| Metric | Formula |
|---|---|
| Gross Yield | (Annual rent ÷ price) × 100 |
| Net Yield | (Annual NOI ÷ price) × 100 |
| Cash-on-Cash | (Annual cashflow ÷ cash invested) × 100 |
| Break-Even Rent | Min rent for ≥ 0 cashflow |
Default Assumptions
| Loan margin | 90% (citizen/PR typical) |
| Interest rate | 4.5% (BNM OPR 3.0% + ~1.5%) |
| Vacancy | 8.3% (1 month/year) |
| Agent fee | 8.3% (1 month rent/year) |
Sources: BNM OPR • LHDN Tax Rates • LHDN Non-Resident
Related: Stamp Duty Calculator • Rental Income Tax Calculator • RPGT Calculator
About This Cashflow Calculator
This is Malaysia's most comprehensive free rental property cashflow calculator. It computes your actual monthly net cashflow — what you pocket after every cost — including mortgage repayment (principal + interest), vacancy allowance, maintenance, sinking fund, assessment tax, quit rent, insurance, agent fees, and rental income tax. It also shows gross yield, net yield, cash-on-cash return, and the break-even rent you need to cover all costs.
Most property "yield" calculators only show gross yield (annual rent ÷ price). That number is misleading — a property with 5% gross yield can easily be cashflow-negative once real costs are factored in. Net cashflow is what matters for investment property because it tells you whether the property puts money in your pocket or takes it out every month. A property at RM 500,000 with RM 2,000/month rent shows 4.8% gross yield, but after all costs, the actual monthly cashflow depends heavily on your financing terms, expenses, and tax bracket.
Default assumptions use current market rates: BNM OPR at 2.75% (post-July 2025 cut) translating to ~4.5% effective bank rate (OPR + ~1.5% spread), 90% LTV for citizens/PRs, 8.3% vacancy (1 month/year), and 8.3% agent fee (1 month rent/year). Adjust these to match your actual loan offer and expense profile. For a full walkthrough, see our step-by-step guide.
Worked Examples
Example 1: RM 500K Condo, RM 2,000/Month Rent (Citizen)
| Gross Rental | RM 2,000/month |
| − Vacancy (8.3%) | − RM 166 |
| − Expenses (maintenance RM 200 + sinking RM 50 + tax/quit/ins RM 75) | − RM 325 |
| − Agent Fee (8.3%) | − RM 166 |
| − Income Tax (est. 19% marginal) | − RM 213 |
| = Net Operating Income | RM 1,130 |
| − Mortgage (RM 450K, 4.5%, 30yr) | − RM 2,280 |
| Net Monthly Cashflow | − RM 1,150 (cashflow-negative) |
At 4.8% gross yield with 90% LTV, this property is significantly cashflow-negative. Break-even rent would be approximately RM 3,400/month.
Example 2: RM 350K Condo, RM 1,800/Month Rent (Citizen)
| Gross Yield | 6.2% |
| NOI (after vacancy, expenses, agent, tax) | RM 1,043 |
| Mortgage (RM 315K, 4.5%, 30yr) | − RM 1,596 |
| Net Monthly Cashflow | − RM 553 |
Better yield at 6.2%, but still slightly negative. Properties typically need 6.5%+ gross yield to break even under current OPR conditions with 90% LTV.
Examine the assumptions before the balance
Explore ten recorded property configurations from saved asking listings collected February to August 2026. Asking prices are not completed transactions or achieved rents.
- Sale and rental asking medians, counts and floor areas
- Malaysian-buyer Islamic financing assumptions
- Modeled balances before assessment, quit rent, insurance and other unlisted costs
Frequently Asked Questions
What is a good net cashflow for Malaysian rental property?
Cashflow-neutral (RM 0+) is the minimum threshold. Cashflow-positive by RM 200-500/month is healthy at current OPR (2.75%). Properties with gross yield above 5.5% in urban areas typically achieve neutral to positive cashflow with 90% LTV.
What is the difference between net yield and cash-on-cash return?
Net yield = annual NOI divided by property price. Cash-on-cash = annual net cashflow (after mortgage) divided by actual cash invested (down payment + upfront costs). Cash-on-cash is more relevant for leveraged investors.
Does the cashflow calculator include income tax?
Yes. The calculator applies Malaysia's progressive income tax rates for residents or the 30% flat rate for non-residents on net rental income.