XIRR Calculator India
Calculate the true annualised return (XIRR) for irregular cash flows — mutual fund SIPs, lumpsum + top-ups, real estate investments with EMI and rent. XIRR accounts for the exact timing of each cash flow, giving you the real return that CAGR cannot.
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How to Use This Calculator
Calculate XIRR tab
Enter each cash flow with its date and amount. Use negative amounts for investments (money going out) and positive amounts for redemptions or current value (money coming in). You need at least one negative and one positive cash flow. Click + Add cash flow to add more rows. The calculator instantly computes the XIRR using the Newton-Raphson method.
MF SIP XIRR tab
Enter your monthly SIP amount, SIP start date, current portfolio value (or redemption value), and the valuation date. The calculator automatically generates monthly cash flows for each SIP instalment and computes the true XIRR. This is the correct way to measure SIP performance — not the simple CAGR that most fund houses show.
Real Estate XIRR tab
Enter the purchase price, stamp duty percentage, purchase date, sale price, and sale date. Optionally add monthly EMI (if financed with a home loan) and monthly rent received (if rented out). The calculator generates all cash flows and shows you the true property XIRR — typically much lower than the naive (sale-purchase)/purchase calculation that most people use.
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All inputs are encoded in the URL. Click Share to send your exact XIRR calculation to a financial advisor, family member, or bookmark it for later.
The XIRR Formula
XIRR (Extended Internal Rate of Return) finds the annualised discount rate that makes the net present value (NPV) of all irregular cash flows equal to zero:
Σ [ Ci / (1 + r)(di - d0) / 365 ] = 0
Where:
Ci = Cash flow amount (negative for outflows, positive for inflows)
di = Date of cash flow i
d0 = Date of the first cash flow
r = The XIRR rate we are solving for
Newton-Raphson method:
rnew = rold − f(r) / f'(r)
Where f(r) = NPV at rate r, and f'(r) is the derivative of NPV with respect to r.
Starting guess: r = 0.1 (10%). Max iterations: 1000. Tolerance: 10-10.
Bisection fallback:
If Newton-Raphson does not converge (e.g., multiple roots, steep gradients), a bisection search is performed between −99% and +1000%, halving the interval each iteration until the NPV is within tolerance.
Key difference from CAGR:
CAGR assumes a single investment on day 1 and a single redemption at the end. XIRR handles multiple cash flows at arbitrary dates, making it the correct measure for SIPs, STPs, and any investment with irregular contributions or withdrawals.
Example
Priya — IT professional in Pune, evaluating her 3-year MF SIP
Priya (31) has been investing ₹10,000/month via SIP in a flexi-cap mutual fund since January 2023. In March 2026, her portfolio value is ₹5,20,000. She wants to know her true annualised return.
Step 1: SIP details
Step 2: XIRR result
Why is XIRR higher than CAGR?
The simple CAGR of ~9.5% treats the entire ₹3.9L as invested on day 1 in January 2023. But Priya actually invested ₹10K per month — her later instalments have been invested for a much shorter time. XIRR correctly weights each instalment by its actual duration, revealing that her fund has been compounding at ~16.8% per annum on a time-weighted basis. This is the true performance of her fund.