As a project progresses its performance varies from exhibiting no return at all during the investment phases to an eventual return measured by the rate of income growth generated within the project itself.  This is referred to as the internal rate of return.  In order to calculate the internal rate of return at any stage in a project it is necessary to provide an estimate of the annual cash flow status up to the present date.  In order to do this the net annuual cash flows need to be provided as input to this calculator.  The first step in this process is to inform the system how many periods have passed for which there is accurate cash flow data.  In this way the system can provide a form with the correct number of fields to be completed by the user. Please select the number of periods with cash flow from the menu below 12345678910111213141516171819202122232425