What does this property
actually cost you?
See your real weekly out-of-pocket after tax. Model proposed CGT and negative gearing changes. All states, all scenarios, one calculator.
General information only — not personal financial, tax, or investment advice. Results are estimates based on published tax rates. Terms · Privacy
Property Details
Growth & Hold
Your weekly contribution after tax
$255/wk
$1,104/mo · $13,244/yr
Negatively geared — tax benefit of $6,516/yr reduces your out-of-pocket
PAYG Withholding Variation
Apply to the ATO to get $251 extra per fortnight in your pay, instead of waiting for your tax refund.
Acquisition Summary
Cash Flow Analysis
Depreciation claimed: $7,500/yr (Building: $7,500 + Fixtures: $0)
Fixture depreciation (carpet, blinds, appliances) cannot be claimed on established properties purchased after 2017 — only building depreciation applies. A quantity surveyor report will give exact figures. Building cost estimated at 40% of purchase price.
Capital Growth Projection (10 yrs)
Transitional CGT Split Applied
Your holding period spans 1 Jul 2027. The capital gain is split proportionally between old and new rules:
Pre-portion: 50% discount at marginal rate. Post-portion: CPI-indexed cost base, 30% minimum tax floor.
Year-by-Year Summary
| Year | Value | Equity | Total Cash Flow |
|---|---|---|---|
| 1 | $795,000 | $202,097 | $-13,244 |
| 2 | $842,700 | $257,347 | $-26,489 |
| 3 | $893,262 | $315,941 | $-39,733 |
| 4 | $946,858 | $378,080 | $-52,977 |
| 5 | $1,003,669 | $443,981 | $-66,221 |
| 6 | $1,063,889 | $513,870 | $-79,466 |
| 7 | $1,127,723 | $587,989 | $-92,710 |
| 8 | $1,195,386 | $666,594 | $-105,954 |
| 9 | $1,267,109 | $749,957 | $-119,198 |
| 10 | $1,343,136 | $838,365 | $-132,443 |
Don't know where to buy?
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Compare properties →Capital gains tax is in the spotlight
The proposed changes to negative gearing and the CGT discount could fundamentally change the economics of property investment in Australia. Whether you're holding, buying, or thinking about selling — you need to model both scenarios.
- ● Negative gearing reform: May be limited to new builds only — established property investors could lose their tax deduction
- ● CGT discount reduction: Could drop from 50% to 25% — nearly doubling the tax you pay when you sell
- ● Stage 3 tax cuts: Already reducing the value of negative gearing at lower brackets
Use the "What-if" toggle in the calculator above to model the impact on your property.
Example: $750K property in QLD
Based on 6.5% annual growth, $120K income. Your situation will differ.
Everything you need in one place
No spreadsheets. No guesswork. No $800 reports just to get started.
Cash flow analysis
Weekly, monthly, and annual breakdown. See your real out-of-pocket after rental income, expenses, and tax benefits.
Stamp duty calculator
Exact calculations for all 8 states and territories. First home buyer concessions coming soon.
Tax benefit calculator
Negative gearing, depreciation (building and fixtures), and how much your employer could reduce your withholding via PAYG variation.
Forecasting & scenarios
Rate sensitivity, growth projections, rent increases, and proposed tax reform modelling. Stress-test before you commit.
Capital gains tax
50% discount calculation, cost base adjustments, and what happens if the discount is halved to 25%.
PAYG variation
Don't wait until tax time. See how much extra you could get per fortnight by adjusting your employer withholding.
Year-by-year projections
Property value, equity growth, cumulative cash flow — with rent and expense growth factored in over your hold period.
Always up to date
FY 2024-25, 2025-26 & 2026-27 supported. Tax brackets, stamp duty, CGT and negative gearing rules updated including Federal Budget 2026 reform scenarios.
How it works
Enter the basics
Purchase price, weekly rent, your income, and interest rate. That's enough for a useful estimate.
See your real cost
Instantly see your weekly out-of-pocket after tax, plus full cash flow, depreciation, and CGT projections.
Stress-test it
Toggle tax reform scenarios, adjust rates, compare growth assumptions. Know the risks before you commit.
Explore suburbs
Browse investment data for Australian suburbs. See median prices, rental yields, capital growth, HTAG scores, and run the calculator pre-filled with suburb values.
Australian property investment calculator — what you need to know
PropAnalyst calculates your true weekly out-of-pocket cost for an investment property, after accounting for rental income, expenses, loan repayments, and the tax benefit of negative gearing.
What is negative gearing?
When your investment property expenses (including interest and depreciation) exceed rental income, the loss reduces your taxable income. At a 30% marginal rate, a $10,000 rental loss saves you $3,000 in tax — effectively reducing your real out-of-pocket cost. The proposed changes could limit this to new builds only.
What are the proposed CGT changes?
Currently, if you hold an investment property for more than 12 months, you get a 50% discount on capital gains tax. The proposed reform would reduce this to 25%, meaning you'd pay tax on 75% of your gain instead of 50%. For a property that's grown by $500K, that's the difference between ~$112K and ~$169K in tax (at 45% marginal rate).
How does PAYG variation help?
Most negatively geared investors wait until tax time to get their refund as a lump sum. A PAYG withholding variation lets the ATO reduce your employer's tax withholding so you see the benefit every pay cycle. If your tax saving is $6,000/year, that's an extra $230 per fortnight in your pocket — making the investment much more manageable week to week.
How does depreciation work?
There are two types of depreciation for investment properties. Building depreciation (capital works) lets you claim 2.5% of the construction cost each year for buildings built after 1985. Fixtures and fittings (carpet, blinds, appliances) can also be claimed — but only if the property is brand new or you've installed the items yourself. Since 2017, you can't claim fixture depreciation on second-hand items in established properties.