Off-the-Plan ROI Estimator
Project the total return on an off-the-plan purchase — from deposit paid today to property value at settlement.
Purchase details
Projected value at settlement
$898,880
in 24 months @ 6% p.a.
Capital gain
$98,880
growth above purchase price
ROI analysis
Return on deposit
110.4%
Total ROI on deposit
45.1%
Annualised return
11.7%
ROI on total cost
This is a projections tool only. Capital growth rates are estimates — past performance is not a guarantee of future returns. Consult a financial adviser before investing.
How this calculator works
Off-the-plan buyers pay only a 10% deposit at exchange, then the remaining balance at settlement (typically 12–48 months later). During that period, the property may appreciate in value — meaning the buyer's paper gain can be large relative to the cash they have actually committed.
This calculator projects the property value at settlement using compound growth at the rate you enter. It then calculates the profit as the projected value minus total costs (purchase price + stamp duty + other costs), and expresses the return both as a percentage of the deposit paid and as an annualised return.
Worked example
$850,000 OTP apartment, 10% deposit, 24-month completion, 6% annual growth, $0 stamp duty (FHB exemption)
The leverage effect: $85,000 cash controls $850,000 of real estate. A 12.5% property gain produces a 124.5% return on the deposit — but losses are amplified in the same way if the market falls.
Key assumptions & risks
- • Capital growth is not guaranteed. Australian residential property has averaged around 6%–7% p.a. nationally over the long term, but individual developments, suburbs, and property types vary significantly and can fall in value.
- • Valuation risk: If the property is valued lower at settlement than the contract price, the bank will only lend against the valuation — the buyer must cover the shortfall in cash or risk being unable to complete.
- • Developer risk: OTP contracts are subject to the developer completing the project. Check the developer's track record and financial standing, and ensure the contract includes sunset clause protections.
- • Interest costs not included: Once you take on a mortgage at settlement, interest repayments reduce the effective return. This calculator shows pre-financing returns only.
Frequently asked questions
Why is the ROI on deposit so high?
Off-the-plan investing is a leveraged strategy. You control the full property value with only a 10% deposit, so even modest property growth produces a large return relative to your cash outlay. This leverage works both ways — if the property falls in value, losses are amplified relative to your deposit.
What happens if the property value falls below my purchase price at settlement?
This is the main risk for OTP buyers. If a bank valuation comes in below contract price, the lender will only fund the lower amount. The buyer must either produce the shortfall in additional cash, renegotiate with the developer, or potentially default on the contract.
Should I enter stamp duty as zero for an OTP purchase?
Only if you are a first home buyer with a full exemption. Otherwise, use the Stamp Duty Calculator to get your state-specific figure and enter it here. In VIC, OTP stamp duty can be significantly lower than for established property — the saving improves your ROI further.
Related calculators
Stamp Duty Calculator
Calculate the stamp duty to enter as a cost in this tool
Off-the-Plan Savings Calculator
Compare OTP vs established stamp duty side by side
Rental Yield Calculator
Calculate rental income return alongside your capital growth
Settlement Countdown
Plan milestone dates from contract to key handover
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