What is XIRR for property investment?

XIRR (Extended Internal Rate of Return) is the true annualised return on your property investment, accounting for every cash flow — down payment, loan EMIs, rental income, maintenance, stamp duty, brokerage, and the final sale proceeds — with their exact dates. Unlike CAGR, it measures your real return on invested capital.

How is XIRR different from CAGR for property?

CAGR only compares purchase price to sale price. XIRR includes every rupee that went in and came out — including rental income, EMIs, maintenance, and stamp duty. This gives you the actual return on your equity, not just the appreciation on the property's headline price.

What is a good XIRR for Indian real estate?

A good XIRR for Indian real estate is generally 12–18% per year, factoring in rental income, appreciation, and loan leverage. Returns below 10% XIRR may underperform equity mutual funds. Location, entry price, rental yield, and loan structure all heavily influence the final number.

Why does my XIRR differ from my CAGR?

XIRR is lower than CAGR when your costs (stamp duty, EMI interest, maintenance) outweigh your rental income. XIRR is higher than CAGR when you earned significant rental income — the rent adds to your overall return beyond just price appreciation.

XIRR Calculator for Indian Property — Find Your Real Return

XIRR Calculator

Your property's real annual return — after rent, EMIs, maintenance, stamp duty, and brokerage.

Your Property Details

When you bought

Purchase Price ?The base price paid — before stamp duty and registration.

City ?Stamp duty rates vary by state. Selecting your city auto-fills the rate.

Stamp Duty + Reg. (%) ?Auto-filled from city. Edit if your rate differs. Range: 4.5–8%.

Purchase Month

Purchase Brokerage (%) ?Broker fee when buying. Typically 1–2%. Enter 0 if bought from developer.

How you financed

Loan Amount ?Total home loan taken. Enter 0 if full cash purchase.

Interest Rate (% p.a.) ?Home loan rate per year. Typical: 8–9.5%.

Loan Tenure (months) ?Total duration in months. 20 years = 240.

Did you prepay?

No Yes

Rental & holding costs

Starting Monthly Rent ?Monthly rent when first rented. Enter 0 if never rented.

Rent Start Month ?When did rent start? Can match purchase date or later.

Annual Rent Hike (%) ?Average yearly increase. Typical: 5–10%.

Monthly Maintenance ?Society charges, upkeep per month.

Annual Property Tax ?Total property tax per year to the municipality.

Major Repair / Renovation ?One-time large expense (renovation, plumbing). Enter 0 if none.

Repair in Year (from purchase) ?Which year after purchase? E.g. enter 3 if Year 3.

When you sold (or current value)

Sale Price / Current Value ?Price you sold at. If unsold, enter today's market value.

Sale Month

Sale Brokerage (%) ?Broker fee on sale. Typically 1–2%.

Your Results

Price CAGR

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Your XIRR
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Difference

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Equity Invested

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Total Rent Earned

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Interest Paid

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Price Gain

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Year	Period	Annual EMI	Rent Earned	Costs	Net Cashflow

Terms Used on This Page

XIRR — Extended Internal Rate of Return: true annualised return accounting for every cash flow with exact dates

CAGR — Compound Annual Growth Rate: price appreciation annualised — ignores rent and costs

Down Payment — equity portion of purchase price (total price minus loan)

Stamp Duty — government tax on purchase, typically 4.5–8% depending on state

EMI — Equated Monthly Instalment: loan repayment combining principal + interest

Equity Invested — total cash out of pocket: down payment + stamp duty + brokerage