Investment Cash Flow Calculator
Work out whether the rent actually covers the instalment — and what a rate rise would do to the gap.
Monthly cash flow
Shortfall of RM 546.83 a month
A shortfall is not automatically a bad deal — many Malaysian landlords top up monthly and rely on capital appreciation. It is only a problem if you have not planned for it.
- Monthly instalment
- RM 2,046.83
- Monthly holding costs
- RM 300.00
- Monthly rent
- RM 1,800.00
- Break-even rent
- RM 2,346.83
- Annual cash flow
- Shortfall of RM 6,561.93
- Cash-on-cash return
- -6.56%
- Break-even occupancy
- 130.38%
Annual cash flow against the cash you put in.
Above 100% — at this rent it cannot break even even when fully occupied.
Stress test
| Scenario | Effective rent | Instalment | Monthly cash flow |
|---|---|---|---|
| Current (4.2%) | RM 1,800.00 | RM 2,046.83 | Shortfall RM 546.83 |
| Rate +1% | RM 1,800.00 | RM 2,328.81 | Shortfall RM 828.81 |
| Rate +2% | RM 1,800.00 | RM 2,626.58 | Shortfall RM 1,126.58 |
| Vacancy +10% | RM 1,620.00 | RM 2,046.83 | Shortfall RM 726.83 |
| Rent +10% | RM 1,980.00 | RM 2,046.83 | Shortfall RM 366.83 |
An investment property still needs loan approval.
The figures above are pure arithmetic — they do not check any bank's rules. Our DSR calculator runs your numbers through each bank's actual limits.
Check if the bank would approve →Indicative estimates for planning, not financial or investment advice. The rent and holding costs here are your own assumptions. The rate-rise scenarios are only a what-if, not a forecast — confirm your actual numbers with your bank and financial adviser.
Frequently asked questions
- Will the rent cover my instalment?
- Often not, at Malaysian residential yields with a 90% loan. On the defaults here the rent is RM1,800 against an instalment of RM2,046.83 plus RM300 of holding costs — a shortfall of about RM547 a month. That is normal rather than alarming, but it has to be planned for.
- What is break-even rent?
- The rent at which the property pays for itself month to month — your instalment plus your holding costs. Below that you are topping up from your own pocket; above it the property funds itself and starts contributing.
- What happens if interest rates rise?
- Your instalment rises and the shortfall widens. The scenarios above show one and two percentage points, which on the default loan adds roughly RM282 and RM580 to the monthly instalment. Stress-testing at plus two is a reasonable habit.
- Is a monthly shortfall a bad investment?
- Not necessarily. Many landlords accept a shortfall and rely on capital appreciation and the loan being paid down over time. It becomes a problem when the shortfall is bigger than you can comfortably fund for years, or when rates move against you.
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