Property investment analysis
Property Investment Calculator Malaysia
Understand the Whole Investment Before You Commit.
A property can look attractive based on its price, rental income or expected appreciation. But an investment decision depends on more than one number. AngkaHarta helps you analyse the financial picture behind a Malaysian property — from upfront cash and financing to monthly cash flow, investment returns and your chosen exit scenario.
3 free Property Analyses · No payment required · No subscription
Last updated: September 2026
The purchase price is only the starting point
An investment is shaped by more than price and rent.
Buying a property involves more than comparing its purchase price with expected rent. The investment can also be shaped by financing margin or LTV, cash contribution, legal and loan documentation costs, MRTA or MRTT, valuation, maintenance fees, sinking fund, assessment, quit rent, vacancy, repairs and recurring property expenses, financing instalments, holding period, selling costs, and RPGT where relevant to the scenario.
A property may look attractive under one metric while creating pressure under another. AngkaHarta brings these inputs together so you can evaluate the property as an investment — not simply as a purchase.
From property inputs to investment decision
See How the Numbers Connect
01
Property & Purchase
- Property price
- Net purchase price
- Applicable rebates
- Acquisition assumptions
02
Financing
- Financing margin / LTV
- Loan amount
- Loan tenure
- MRTA / MRTT
- Loan-related costs
03
Rental & Operating Assumptions
- Expected rent
- Vacancy
- Maintenance
- Sinking fund
- Assessment
- Quit rent
- Other recurring expenses
04
Investment Metrics
- Cash Required
- Rental Yield
- Monthly Cash Flow
- Cash-on-Cash Return
- Return on Equity
- Debt Coverage Ratio
- IRR
- NPV
05
Exit Scenario
- Holding period
- Future sale assumptions
- Applicable selling costs
- Applicable RPGT assumptions
Instead of judging the property from a single percentage, AngkaHarta helps you see how purchase structure, financing, rental performance and exit assumptions interact.
What AngkaHarta helps you understand
Six perspectives on the same property.
Cash Required
Estimate the cash you may need to enter the investment based on the purchase structure, financing assumptions and relevant acquisition costs.
Monthly Cash Position
Understand whether the property may generate surplus cash or require an ongoing monthly top-up after relevant expenses and financing.
Rental Performance
Review rental yield alongside vacancy and operating expenses instead of relying on headline rent alone.
Financing Impact
See how financing margin, loan structure and related costs influence both upfront capital and ongoing obligations.
Investment Returns
Assess the investment scenario using metrics such as Cash-on-Cash Return, ROE, DCR, IRR and NPV.
Exit Outcome
Evaluate the property over your chosen holding period rather than assuming a fixed investment horizon.
Illustrative example
Why a 4.8% Rental Yield Is Not the Full Answer
- Property price: RM500,000
- Expected monthly rent: RM2,000
- Annual rental income: RM24,000
- Gross Rental Yield = RM24,000 ÷ RM500,000 × 100 = 4.8%
That percentage still does not tell you:
- how much upfront cash the purchase may require
- how vacancy may affect the rental income actually received
- how operating expenses reduce what remains
- whether financing creates a monthly top-up
- what return may be generated on the cash actually invested
- what the outcome may look like over the holding period
Two properties with the same 4.8% gross yield can therefore produce very different investment outcomes.
Illustrative example only. Actual results depend on the information and assumptions used in the analysis.
One metric cannot answer every investment question
Different metrics answer different questions.
Rental Yield
How efficiently does the property generate rental income relative to its value?
Monthly Cash Flow
Will the property add cash to your pocket or require additional money each month?
Cash-on-Cash Return
What return may be generated relative to the cash you actually invested?
Return on Equity
How is the investment performing relative to the equity tied up in it?
Debt Coverage Ratio
How comfortably does property operating income support debt obligations?
IRR
What is the annualised return of the investment scenario across time?
NPV
What is the present value of the projected investment cash flows under the assumptions used?
The value comes from reading them together.
Built around Malaysian property assumptions
Designed for the Numbers Malaysian Property Investors Actually Work With
- SPA purchase price
- Net purchase price
- Applicable rebates
- Financing margin / LTV
- MRTA / MRTT
- Valuation
- Loan documentation
- Maintenance fees
- Sinking fund
- Assessment
- Quit rent
- Vacancy assumptions
- Rental assumptions
- Holding period
- Disposal assumptions
- RPGT where relevant
AngkaHarta does not attempt to predict what the market will do. It helps you understand what the investment looks like under the assumptions you choose.
Scenario analysis — not a property recommendation
You Decide the Property. AngkaHarta Helps You Understand the Numbers.
AngkaHarta does not tell you which property to buy. It is a financial decision-support tool for analysing a property you are already evaluating. Actual financing terms, expenses, rental performance, property values, tax treatment and market conditions may differ from the assumptions entered. Use the analysis together with your own research and, where appropriate, professional advice.
Understand the numbers in more detail
Two focused calculators, free to use.
Rental Yield Calculator Malaysia
Understand gross yield, net yield and why a headline yield does not show the complete investment picture.
Calculate Rental Yield →Property Cash Flow Calculator Malaysia
See how rent, vacancy, operating expenses and financing combine to determine whether the property may produce surplus cash or require a monthly top-up.
Calculate Property Cash Flow →
See What the Numbers Look Like for Your Property
Move from general formulas to a complete investment scenario using your own purchase, financing, rental and holding assumptions.
FAQ
Common questions.
What is a property investment calculator?
A property investment calculator helps you evaluate a property using financial inputs such as purchase price, rental income, financing, expenses and investment horizon. AngkaHarta extends this analysis across several financial metrics so you can understand the investment from multiple perspectives.
Is rental yield enough to evaluate a property?
No. Rental yield is useful for measuring income relative to property value, but it does not fully reflect financing, cash required, monthly cash flow or the investment outcome over time.
Can a property have positive rental yield but negative cash flow?
Yes. A property can earn rental income while still requiring a monthly top-up if expenses and financing commitments exceed the cash generated.
What metrics does AngkaHarta calculate?
Depending on the analysis, AngkaHarta provides metrics including Rental Yield, Cash-on-Cash Return, Return on Equity, Debt Coverage Ratio, IRR and NPV.
Does AngkaHarta predict property prices?
No. AngkaHarta analyses scenarios using the assumptions entered by the user. Future prices, rents and investment outcomes cannot be guaranteed.
Does AngkaHarta tell me which property to buy?
No. AngkaHarta helps you analyse the financial characteristics of a property you are evaluating rather than recommending specific properties.
Understand the Property Before You Commit
Analyse the cash required, monthly economics, investment returns and exit scenario using your own property assumptions.
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