XIRR Calculator — Irregular Cash Flow Returns
Calculate XIRR (Extended Internal Rate of Return) for investments with irregular cash flows — ideal for SIPs, FDs, real estate.
About this calculator
XIRR, the extended internal rate of return, is the correct way to measure the return on money that went in or came out on different dates. That describes every SIP, every staggered property payment and any portfolio with top-ups and withdrawals. CAGR cannot handle those cases because it assumes a single investment.
Enter each cash flow with its date: outflows for money you invested, inflows for money you got back or the current value. The tool solves for the annual rate that makes the net present value of all flows zero, using a 365-day year, the same convention as Excel and Google Sheets.
How to use it
- The tool opens with six investment rows (red) and one return row (green). Edit each Amount and Date to match your own cash flows.
- Press + Add Outflow (Investment) for more investments.
- Use the green return row, or press + Add Inflow (Return), to enter the current value or redemption amount with its date.
- Press Calculate XIRR and read the rate, total invested and total returns.
What XIRR solves
XIRR finds the rate r that satisfies Σ CFi ÷ (1 + r)(di − d0) ÷ 365 = 0, where each cash flow CF has a date d and d0 is the first date. Outflows are negative and inflows positive. It is solved numerically.
Worked example
Six monthly SIPs of ₹10,000 from 5 January to 5 June 2024, worth ₹66,500 on 5 January 2025
| Total invested | ₹60,000 |
| Value on 5 Jan 2025 | ₹66,500 |
| Absolute gain | 10.8% |
| XIRR | 13.79% |
The absolute gain is only 10.8% but the XIRR is 13.79%, because on average each instalment was held for under a year.
Tips and common mistakes
- Use the actual dates from your statements.
- Include the final value as a positive inflow on the valuation date.
- Use the first cash flow's date as the start. All other flows are measured from it.
- XIRR needs at least one outflow and one inflow.
- Very short periods give extreme annualised numbers. Treat them with caution.
Frequently asked questions
What is the difference between XIRR and CAGR?
CAGR applies to a single investment and single end value. XIRR handles many dated cash flows.
Why use XIRR for SIPs?
SIP instalments are invested on different dates and so are held for different periods. XIRR weights each correctly.
Does XIRR match Excel?
Yes. It uses the same 365-day convention as the XIRR function in Excel and Google Sheets.
What does 'n/a' mean?
The calculation did not converge, usually because all flows have the same sign or there is no valid rate. Check the signs and dates.
Do I need to enter the current value?
Yes, as an inflow dated today or on your valuation date.
Is XIRR the same as the return my app shows?
Most fund apps show XIRR. Small differences can come from rounding or date choices.