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 — free, no signup.
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
Now see where to buy
We'll rank 3,200+ suburbs by their real after-tax weekly cost for your $120,000 income.
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?
Enter your income and deposit. We'll search every suburb, run the tax engine for your bracket, and rank the results by your strategy.
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 — established residential: From 1 July 2027, losses on established residential properties acquired after 7:30pm AEST 12 May 2026 are ring-fenced — they can only offset other residential rental income or capital gains, not your salary. Pre-cutoff investors are fully grandfathered.
- ● CGT 50% discount replaced from 1 July 2027: The 50% discount is removed for individuals. Real (inflation-adjusted) gains are taxed using CPI cost-base indexation with a 30% minimum tax floor. New builds retain the option to elect either method.
- ● Trust distributions from 1 July 2028: A 30% minimum tax floor applies to discretionary trust distributions.
Use the budget scenario toggle in the calculator above to model the impact on your property. (Announced — legislative instrument pending.)
Example: $750K established home, QLD
$650/wk rent, $600K loan at 6.2%, $120K salary. After-tax weekly cost. Quarantined losses still reduce CGT on eventual sale. 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 under current rules; CPI cost-base indexation + 30% minimum tax under the new regime from 1 July 2027. Transitional split for sales that cross the cut-off.
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.
The only one that does both
Great market data with no tax engine can't tell you your real after-tax position. A free calculator with no data can't tell you if the numbers are realistic. PropAnalyst is the only tool that combines a deep 8-state Australian tax engine with live market data — and models the proposed 2026 CGT & negative-gearing changes.
| Price | Market data | AU tax engine | AI explainer | |
|---|---|---|---|---|
| CoreLogic | $170+/mo | ✓ | ✗ | ✗ |
| Free calculators | Free | ✗ | basic | ✗ |
| Domain / realestate.com.au | Free | ✓ | ✗ | ✗ |
| PropAnalyst | Free · Pro $29/mo | ✓ | 8-state | ✓ |
Comparison of publicly advertised features at time of writing. General information only — not financial advice.
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.
Built on numbers you can trust
No spin — just the real after-tax maths, updated to current rates.
Used PropAnalyst? Tell us what you think — we feature real reviews here.
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. From 1 July 2027, losses from established residential properties acquired after 7:30pm AEST 12 May 2026 are ring-fenced: they can only offset other residential rental income or capital gains from residential property, not your salary. Quarantined losses carry forward and reduce CGT on eventual sale. Properties acquired on or before the 12 May 2026 cut-off are fully grandfathered. New builds keep the existing treatment.
What are the proposed CGT changes?
Currently, if you hold an investment property for more than 12 months, you get a 50% discount on the capital gain when you sell. From 1 July 2027 the discount is removed for individuals and replaced with two new mechanisms: the cost base is indexed to CPI (so only the real, inflation-adjusted gain is taxed), and a 30% minimum tax floor applies to that real gain. New builds let the investor elect either the old 50% discount method or the new CPI/30%-floor method at sale, whichever is lower. For assets held across the 1 July 2027 cut-off, a transitional split applies — pre-cut-off gain keeps the 50% discount, post-cut-off gain uses the new method.
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.