# Property Flip Profit Calculator

> Estimate the profit on a fix-and-flip from purchase, renovation, holding, finance and selling costs, with return on cost, cash ROI and annualised return.

Category: Real estate · Applies to: Worldwide · Last updated: 2026-10-29
Interactive calculator: https://calculators.geekmidst.com/calculators/property-flip-profit-calculator

A flip makes money only if the sale price covers everything: the purchase, the works, the months of holding and finance costs, and the cost of selling.

Also called: Fix and flip calculator, House flipping calculator.

## Inputs
- Purchase price (default 200000)
- Buying costs (default 5000; optional)
- Renovation cost (default 40000; optional)
- Holding costs (per month) (default 1500; optional)
- Months from purchase to sale (unit months; default 6)
- Loan amount (default 150000; optional)
- Loan interest (per year, interest-only) (unit %; default 10; optional)
- Loan fees (unit % of loan; default 2; optional)
- Sale price (after-repair value) (default 320000)
- Selling costs (unit % of sale price; default 8; optional)
- Currency

## Results
- Profit before tax
- Total project cost
- Your cash invested
- Return on total cost
- Return on cash invested
- Cash return, annualised (simple)
- Profit as % of sale price
- Holding and finance costs
- Selling costs

## Formula

```
Total cost = Purchase + Buying costs + Renovation + Holding × Months + Loan × Rate × Months ÷ 12 + Loan × Fees% + Sale × Selling%;  Profit = Sale − Total cost;  Cash invested = Total cost − Selling costs − Loan;  Annualised = Cash ROI × 12 ÷ Months
```

Where:
- Sale: expected sale price after the works (after-repair value)
- Loan: interest-only short-term finance repaid from the sale

## Worked example
1. Holding = 1,500 × 6 = $9,000; interest = 150,000 × 10% × 6/12 = $7,500; loan fees = 2% × 150,000 = $3,000.
2. Selling costs = 8% × 320,000 = $25,600.
3. Total cost = 200,000 + 5,000 + 40,000 + 9,000 + 7,500 + 3,000 + 25,600 = $290,100; profit = 320,000 − 290,100 = $29,900.
4. Cash invested = 290,100 − 25,600 − 150,000 = $114,500; 29,900 ÷ 114,500 = 26.11% in 6 months.

**Result:** The flip makes $29,900 before tax: 10.31% on total cost and 26.11% on the $114,500 of cash put in.

## What the result means

Check the margin against the risk. A thin profit can vanish with one month’s delay or a renovation overrun, so rerun the numbers with a lower sale price and a longer timeline before you commit.

## Assumptions and limits
- The loan is interest-only and repaid from the sale proceeds.
- Selling costs are paid out of the sale, so they are not part of the cash you invest.
- Profit is before income or capital gains tax.
- The annualised figure is a simple pro-rata, not a compound or IRR measure.
- Draw schedules on renovation loans (interest only on drawn funds) are not modelled.

## Questions

### What is the 70% rule?

A rule of thumb some investors use: pay no more than 70% of the after-repair value minus the renovation cost. It is a quick filter, not a substitute for a full cost estimate like this one.

### Why is cash ROI higher than ROI on cost?

Borrowing means you put in less of your own money, so the same profit is a bigger return on your cash. It also magnifies losses.

## Related calculators
- [ROI Calculator](https://calculators.geekmidst.com/calculators/roi-calculator)
- [Construction to Property Value Calculator](https://calculators.geekmidst.com/calculators/construction-to-property-value-calculator)
- [Closing Cost Estimate Calculator](https://calculators.geekmidst.com/calculators/closing-cost-estimate-calculator)
- [Profit Margin Calculator](https://calculators.geekmidst.com/calculators/profit-margin-calculator)

_Returns are illustrations at a constant rate, not predictions or guarantees. Investments can lose value. This is not investment advice._

Source: GM¹X CalcVerse — https://calculators.geekmidst.com/calculators/property-flip-profit-calculator