MPMoney Planning Calculators
XIRR RETURN12.5% p.a.
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DATED CASH FLOWS

Asset Return Calculator (XIRR)

Find the yearly return on property, land, or any asset where money went in and out at different times.

Use XIRR instead of CAGR when there are rents, repairs, EMIs, top-ups, partial withdrawals, or other dated cash flows.

Simple XIRR

Use this for a buy/sell investment, with optional fees or extra dated cash flows.

Money paid or invested is a negative cash flow. Money received from rent, sale, dividend, or withdrawal is a positive cash flow.

Enter what you invested, what it's worth now, and the dates. Optionally add fees or extra cash flows.

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₹10k₹1 Cr
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₹10k₹1 Cr

Current market value or sale proceeds

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XIRR — Annualised Return

12.5% p.a.

Initial: ₹10.00 LakhFinal: ₹18.00 LakhPeriod: 5.0 yrTaxes: Not included

Total invested

₹10.00 Lakh

Current value

₹18.00 Lakh

Net gain / loss

₹8.00 Lakh

Gross CAGR

12.5% p.a.

What this means

Your XIRR of 12.5% p.a. is the single annualised rate that accounts for the exact timing of every cash flow. It equals the CAGR of 12.5% p.a. because there are only two cash flows.

XIRR does not adjust for inflation, taxes, or the return you may have earned elsewhere.

Costs and assumptions

This estimate is based only on the information entered here.

Included
  • Values, dates, and cash flows entered by you
  • Fees, stamp duty, brokerage, rent, maintenance, loan charges, or sale costs only where entered
  • Cash-flow timing used for XIRR
Not included unless stated
  • Capital gains tax and income tax on rent unless manually entered as cash flows
  • Repairs, vacancy, property tax, insurance, and loan prepayment charges unless entered
  • Any missing transaction cost or inaccurate cash-flow date
What to check before deciding
  • Use a negative number for money you paid and a positive number for money you received
  • If you skip costs like stamp duty, brokerage, maintenance, repairs, vacancy, property tax, or capital gains tax, the result may look better than the actual return

What to calculate next

INVESTING

Yearly Growth Rate Calculator (CAGR)

Find the average yearly growth rate between two values.

Calculate CAGR ›ADVANCED

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Get a diagnostic snapshot across saving, liquidity, costs, inflation, diversification, and income quality.

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Example property cash-flow check

A property XIRR estimate can include the purchase amount, stamp duty, registration, brokerage, loan payments, rent received, maintenance, repairs, vacancy costs, and final sale proceeds.

Money paid is entered as a negative cash flow and money received as a positive cash flow. Missing costs can make the annualized return look better than the actual result.

Educational estimate only. This calculator uses simplified assumptions based on your inputs. Actual outcomes may differ because of market returns, taxes, fees, inflation, product rules, exit penalties, lender charges, and personal circumstances. This is not financial, investment, tax, or legal advice. Stamp duty, registration, brokerage, maintenance, vacancy, property tax, capital gains tax, loan charges, and sale costs can materially change actual returns.

Frequently asked questions

What is XIRR?
XIRR is an annualized return estimate for investments where money moves in or out on different dates. It uses both the amount and timing of each cash flow.
When should I use XIRR instead of CAGR?
Use XIRR when there are multiple cash flows, such as purchase costs, rent, maintenance, loan payments, partial withdrawals, or sale proceeds. CAGR is better for a simple starting value and ending value.
How do I enter money paid and received?
Enter money paid by you as negative cash flows and money received by you as positive cash flows. Dates matter because XIRR annualizes the timing.
Can I use this for property?
Yes, it can be used for property if you include purchase price, stamp duty, registration, brokerage, maintenance, rent, loan costs, and sale proceeds as dated cash flows where applicable.
Does this include stamp duty, tax, or maintenance?
Only if you enter those items as cash flows or use a mode that captures them. Missing stamp duty, registration, tax, maintenance, repairs, vacancy, or sale costs can overstate the return.
Why can missing cash flows change XIRR?
XIRR depends on every dated inflow and outflow. Skipping costs or receipts changes both the amount and timing of returns, so the annualized result can move materially.

What this means

Your asset returned 12.5% annually — outperforming typical equity mutual fund benchmarks.

Compare this to a simpler CAGR calculation →
How this estimate is calculated

This shows the simplified method used for the estimate. It is meant for transparency, not as a full financial model.

Formula

Find the yearly rate where all dated cash flows add up to zero after timing is considered.

Scroll sideways if the formula is wider than the screen.

CF(t)Cash flow at a dated point in time. Negative means money paid. Positive means money received.
rXIRR, the yearly return to be solved, expressed as a decimal
daysDays from the first cash-flow date

Assumption: The calculator searches for the yearly rate that balances all entered dated cash flows. Property modes generate monthly rent or EMI cash flows from the dates and assumptions entered. EMI mode uses a reducing-balance loan schedule.

Requires at least one negative and one positive cash flow. Some unusual cash-flow patterns may not have a valid annualised-return solution. Rent / EMI amounts are assumed constant; real-world rent revisions, taxes, repairs, vacancy, sale costs, and loan prepayments are not modelled unless entered.