Investment property calculator
Pop your numbers in and we'll show the weekly cost after tax, year-by-year equity, yields, and capital gains tax at sale. Free, unlimited, no login required.
Year 1 results
your after-tax weekly cost
Annual tax saving
$7,480
$144/wk @ 37%
Gross rental yield
3.4%
$25k/yr rent
Net rental yield
2.7%
$20k/yr net
Break-even year
Beyond hold
$140k cumulative top-up
Loan summary
Principal & interest monthly repayment estimate
Weekly repayment
$817/wk
Principal and interest
Loan-to-value ratio
80.0%
$560k loan
Interest over 10y hold
$339k
Cumulative · all tax-deductible
After-tax interest rate
4.09%
6.50% × (1 − 37% marginal)
Loan position
P&I vs interest-only · over 10-year hold
IO compared: 5y then P&I (typical)
Interest-only saves $506/mo while in IO but pays $17k more interest over the 10-year hold and leaves you with $32k more debt at exit — no principal is paid down during the IO phase.
LMI typically applies above 80% LVR. Lenders Mortgage Insurance is a one-off cost (often added to the loan) that can run $5,000–$30,000 depending on the borrowed amount. Add an estimate to the LMI / other line in Cost-base adjustments so it flows into your CGT cost base.
Who pays in year 1
$47,475 totalInterest + holding costs + principal repayments.
Cashflow projection
Click a year to inspectPost-tax cashflow includes your negative-gearing refund. Pre-tax is before any tax effect.
Cashflow detail (year 1)
Annual figures. Negative = cash leaving your account.
Effective rent
After vacancy
Loan interest
Cash expenses
Rates + insurance + management + repairs
Principal repayment
Reduces loan, builds equity
Pre-tax cashflow
Tax refund (negative gearing)
Loss × 37% marginal rate
Post-tax cashflow
Why depreciation matters:
The $4,000 of depreciation is non-cash — it doesn't move money, but it adds to the rental loss and increases your tax refund. We've already included this above.
Equity & LVR over time
Loan shrinks from amortisation; value grows from capital growth. LVR (right axis) drops as the loan-to-value ratio improves — from 75.3% at purchase to 41.6% at the end of the hold.
Year 10 equity
$665k
Year 10 value
$1.14M
Total out-of-pocket
$140k
CGT at sale
Three regimes side-by-side, applied to your projected sale. Pre-2027 is current law; post-2027 reflects the Budget 2026 announcement.
Sale price (year 10)
$1.14M
Cost base
$727k
+ Costs & improvements
$39k
− Depreciation claimed
$40k
Gross gain
$413k
Higher CPI grows the indexed cost base, reducing the taxable gain in the post-2027 regime.
Pre-2027 (50% discount)
Lowest CGTCGT payable
$76k
Taxable gain
$206,610
Effective rate
18.5%
Net proceeds
$1,063,780
- • Held ≥ 12 months — eligible for 50% CGT discount
Post-2027 (CPI indexation)
CGT payable
$78k
Taxable gain
$209,598
Effective rate
18.8%
Net proceeds
$1,062,675
- • Cost base indexed at 2.5% p.a. over 10 years
- • No 50% discount applied
Post-2027 (new-build regime)
Lowest CGTCGT payable
$76k
Taxable gain
$206,610
Effective rate
18.5%
Net proceeds
$1,063,780
- • Detailed rules not yet legislated — placeholder mirrors pre-2027
Estimates only — not tax or financial advice. The 2027 regime depends on legislation that isn't yet final. Talk to a registered tax agent before acting on these figures.
Frequently asked questions
Is this investment property calculator really free?
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Yes — completely free, unlimited use, no signup, no email gate. All calculations run in your browser; nothing is sent to a server. Refresh the page and your scenario is still there (saved to your browser's local storage).
What can I model with this calculator?
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Year-by-year cashflow over a 1–30 year hold, with year-1 after-tax weekly cost as the headline. Plus negative gearing tax refund at your marginal rate, gross and net rental yield, LVR over time, equity build-up, principal vs interest, P&I vs interest-only comparison, capital growth, and capital gains tax under three regimes: pre-2027 50% discount, post-2027 CPI indexation, and post-2027 new-build (stub).
How does the negative gearing calculation work?
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The calculator subtracts loan interest, cash holding costs (rates, water, insurance, management, repairs) and depreciation from your effective rental income. If that produces a loss, the loss is multiplied by your marginal tax rate to give the refund (floored at zero — the calculator does not compute extra tax on positively-geared income).
Does the calculator handle interest-only loans?
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Yes. Pick "Interest only" and set the IO term (1–10 years). The calculator amortises interest-only for that period, then reverts to P&I over the remaining term — accurately reflecting the payment step-up that follows IO. A side-by-side comparison shows monthly repayments and total interest paid versus a P&I loan over your hold period.
Are purchase costs included in the CGT cost base?
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Yes. Stamp duty, legal fees, LMI and capital improvements are all included in the cost base at sale (ATO Cost Base Elements 2 and 4). The calculator defaults to a 5.5%-of-purchase rule of thumb (4.5% stamp duty, 0.5% legal, 0.5% other) which you can edit per state. Ownership costs like rates and interest (Element 3) are deliberately not added — investors deduct those annually, so adding them here would double-count.
Does it cover the 2027 CGT changes?
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It compares both regimes side by side. Column 1 is the current law — 50% discount if held over 12 months. Column 2 is the announced post-2027 indexation model — cost base indexed at your CPI assumption, no 50% discount. Column 3 is a placeholder for the post-2027 new-build regime, which has not yet been legislated in detail. The CPI slider on column 2 lets you stress-test the indexation outcome.
Why don't you ask for my state?
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Stamp duty and land tax vary by state and the calculator keeps inputs minimal. Enter your actual stamp duty figure in the breakdown — the calculator displays state-by-state rate hints for investors. Land tax is not modelled separately; fold any annual land-tax bill into "Annual holding costs".
What's the difference between gross and net rental yield?
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Gross yield is the annual rent (after vacancy) divided by property value. Net yield deducts cash holding costs (rates, insurance, management, repairs) before dividing. Net is the more honest "what does this property actually yield" figure; gross is the headline real-estate-agent number.
How accurate are the figures?
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The calculator uses textbook formulas (P&I and IO amortisation, vacancy-adjusted yield, the 50% CGT discount, CPI indexation) and the inputs you provide. It does not model HELP, Medicare levy, LITO, stamp duty by state, land tax, or state-specific concessions. Estimates only — not tax or financial advice. Talk to a registered tax agent before acting on these numbers.
What is PlotBot?
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PlotBot is the tool that takes over after you buy. Forward any invoice, receipt or bank statement and PlotBot reads it in seconds, files it under the right property, classifies it for tax (immediate deduction / Division 40 / Division 43 / CGT cost base), reconciles your books, and syncs to Xero. Built in Australia. The calculator on this page runs entirely in your browser; PlotBot itself is a 14-day free trial.
After you buy
PlotBot reads every receipt, contract and bank statement — automatically.
Forward an email or upload a PDF. PlotBot files it under the right property, classifies it for tax, matches it to bank transactions, and syncs to Xero. Built in Australia for property investors. 14-day free trial.
A note on accuracy
Estimates only — not tax or financial advice. The calculator uses textbook formulas (P&I and interest-only amortisation, vacancy-adjusted yield, the 50% CGT discount, CPI indexation) and the marginal tax rate you enter. It doesn't model HELP, Medicare levy, LITO, stamp duty by state, land tax, or state-specific concessions. Talk to a registered tax agent before acting on the numbers.