Thinking about an investment property? Or wondering whether the one you own is actually working for you? See your true weekly cash position — before and after tax — in 60 seconds.
Calculates negative gearing benefit, after-tax cash flow, and CGT on sale at three growth scenarios. Australia-specific, FY26 tax rates.
Negative Gearing / Property Investment Calculator
Cash flow, tax benefit, and CGT — Australian residential investment property.
Purchase
Rental
Annual costs
Three steps, sixty seconds
Enter the purchase
Price, deposit, interest rate, and whether the loan is interest-only or P&I.
Add rental & costs
Weekly rent, vacancy, property management %, plus annual rates, strata, insurance, repairs, and depreciation from your QS report.
See weekly cash flow
Before tax and after tax — plus the negative gearing benefit, after-tax yield on your deposit, and CGT estimates at three growth scenarios.
What drives investment property returns
| Driver | Impact |
|---|---|
| Rental yield | Gross rent ÷ purchase price. Sydney 3-4% is normal; regional 5%+. |
| Interest rate | Single biggest cost. A 1% rate change on an $640k loan = $6,400/year cash flow swing. |
| Depreciation | Non-cash deduction that reduces taxable income — often $5–15k/year for new properties. |
| Marginal tax rate | Higher rate = bigger negative gearing benefit per dollar of loss. |
| Capital growth | The real return on Australian property over 20+ years. CGT discount halves the tax on sale. |
Questions we hear a lot
What’s “negative gearing”?
When the costs of owning your investment property (interest + costs + depreciation) exceed the rental income, you have a taxable loss. That loss reduces your other taxable income (salary), saving tax at your marginal rate. The “benefit” is the tax saving — the cash position is still negative.
Should I get a depreciation schedule?
If the property was built after 1985, almost always yes. A quantity surveyor will charge $500–700 to prepare a 40-year schedule that usually unlocks $5,000–$15,000/year in deductions. Pays for itself in the first year if your marginal rate is 30%+.
How does the CGT discount work?
If you hold the property more than 12 months, you get a 50% discount on the capital gain — so only half the gain is added to your taxable income and taxed at your marginal rate. Critical that you record cost base properly: purchase price + stamp duty + legal + capital improvements (not deductions you’ve already claimed).
What about land tax?
Not included in this calculator. NSW land tax applies above $1.075m of total taxable land value, at varying rates. Many investors get caught at portfolio level — talk to Trinity if you own multiple properties.
Where does my data go?
Nowhere. The tool runs entirely in your browser.
I bought a second-hand property — can I still claim depreciation?
The 2017 budget restricted depreciation deductions for second-hand residential property purchased after 9 May 2017. You can still claim Div 43 capital works (building structure) but not Div 40 plant and equipment unless you bought it new. Talk to a QS.
Can Nexus Wealth Partners help with the loan?
Yes — Nexus is Ramy’s mortgage broking arm, arranging competitive investment loans through 30+ lenders. Especially useful for portfolio investors needing multiple lenders for serviceability.
