Calculators
Negative gearing calculator
See what an investment property could really put in, or take out of, your pocket each week, before and after tax. And check how the legislated negative gearing changes may affect a property you're looking at.
Heads up: the rules change for this property from 1 July 2027
Under legislated reform, rental losses on established homes acquired after 7:30pm AEST on 12 May 2026 are quarantined from 1 July 2027: the loss can only offset rental income or a future capital gain on residential property, this year or carried forward, not your salary or other income. If you sell from 1 July 2027, gains built up to 30 June 2027 keep the 50% CGT discount; growth after that is taxed using inflation indexation with a 30% minimum tax for most resident individuals.
This calculator uses the current rules, which still apply for the 2025-26 and 2026-27 tax years.
Negatively geared
Estimated after-tax cash flow
$0
per week
Estimated tax benefit
$0
per year
If you still hold this property in 2027-28
$0
per week: no tax benefit that year.
The 2027-28 comparison assumes one property owned personally with no other residential rental income. Rental profits from a property you owned before 12 May 2026, or from a new build, would soak up this loss. The definition of a new residential dwelling is still to be finalised in a legislative instrument, and the 30% minimum tax does not apply in a year you receive an eligible income support payment. General information only, not tax advice.
| Item | Per year | Per week |
|---|---|---|
| Gross rent | ||
| Loan interest | ||
| Cash running costs | ||
| Depreciation, non-cash | ||
| Total deductions | ||
| Net rental result | ||
| Pre-tax cash flow | ||
| Estimated tax benefit | ||
| After-tax cash flow |
Your yearly cash flow, step by step
This calculator gives estimates for general information only. It is not credit advice or an offer of credit, and it does not take into account your objectives, financial situation or needs. Results depend on the figures you enter and the assumptions shown below, which you can edit. Actual amounts will vary with lender fees, charges and credit criteria. Consider your circumstances and seek advice before acting. Talk to us and we'll search for options available to you across 60+ lenders.
The default values are examples only and are not a quote, an offer of credit or a suggestion about any particular loan or lender. Results are not intended to be relied on when making a decision about a financial or credit product. Consider obtaining advice from a licensed professional before making financial decisions. Duty and tax outcomes shown are general information only and are not tax advice. Rates, thresholds and concessions change and vary by state and by your circumstances. Check your state or territory revenue office for current rates and consult a registered tax agent or your accountant before acting. Income tax rates used are the legislated Australian resident rates for the 2025-26 and 2026-27 years. For current rules on rental property income and deductions, see the ATO's residential rental properties guidance.
Assumptions (you can change these)
Every figure this calculator relies on is entered above and is yours to change: the purchase price, loan interest, rent, vacancy, each running cost, both depreciation amounts, your taxable income and the tax year.
Interest from "Rate and balance" is worked out on an interest-only basis: balance multiplied by the rate. On a principal-and-interest loan the interest portion falls each year, so for more accuracy switch to "Yearly dollar amount" and enter the figure from your loan statement.
Gross rent = weekly rent x (52 minus vacant weeks). The property management fee is applied to the rent actually collected.
Resident tax tables used: 2025-26 (rates of 0%, 16%, 30%, 37% and 45%) and 2026-27 (identical except the 16% rate falls to 15%); the 2027-28 comparison panel uses the legislated 2027-28 table (the rate falls again to 14%). The Medicare levy is simplified to a flat 2% of taxable income: no levy surcharge, no low-income reduction or exemption. Tax offsets (such as LITO), HELP or HECS repayments and other levies are not modelled. Results assume an Australian resident individual taxpayer.
The estimated tax benefit is the exact difference in total tax, brackets plus Medicare levy, with and without the net rental result. It is not a flat marginal-rate shortcut. A rental profit shows as a negative benefit, meaning more tax payable. Taxable income never goes below zero.
Pre-tax cash flow excludes depreciation because it is a non-cash deduction. The marginal rate shown with the results is for context only.
The calculator applies the current negative gearing rules, which are the rules for the 2025-26 and 2026-27 tax years. The main results do not model the loss quarantining that starts on 1 July 2027 for established homes acquired after 7:30pm AEST on 12 May 2026, or the CGT changes that apply to property sold from 1 July 2027. For an affected established home running at a loss, a separate "2027-28" panel shows the quarantined outcome (no tax benefit that year, with the loss carried forward) using the legislated 2027-28 tax rates.
Division 40 entries assume the assets are eligible; second-hand assets in established homes bought after 9 May 2017 are generally not claimable.
Buying and selling costs, land tax, capital growth, rent increases and loan principal repayments are not included.
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