An investment property can look workable when rent and a tax deduction are considered separately. A better test is to bring the full cashflow together: rent after vacancy, finance costs, property expenses, tax effects and a buffer for the things that rarely arrive on schedule.
Start with rent after vacancy
Use the rent you expect to receive, then reduce it for a realistic vacancy allowance. A property does not need to sit empty for months to affect the annual result: a change of tenants, repairs or delayed leasing can reduce the income available for loan payments and bills.
Separate cash costs from tax deductions
Interest, management, rates, insurance, strata and repairs are cash costs. Some deductions, such as eligible depreciation, can affect taxable income without being a cash payment in the same year. Keeping those categories separate helps avoid treating a tax outcome as money already available in your bank account.
The Negative Gearing Calculator shows the cash position before tax, an estimated tax effect and the after-tax position separately.
Build a property-expense allowance
Include the regular expenses you can see, then allow for irregular work such as appliance replacement, urgent repairs, insurance excesses and periods of lower rent. The exact allowance depends on the dwelling, its age, strata arrangements and your own risk tolerance.
For a detailed list, read Investment Property Expenses: What to Budget For.
Test a less friendly scenario
Do not rely on one rent, interest-rate or vacancy assumption. Try a higher rate, a few extra weeks without rent and a higher maintenance allowance. The result is not a prediction, but it tells you how much room is available when conditions are less generous than expected.
Use the result as a decision input
Cashflow is only one part of an investment decision. Tax treatment, property value, personal income, loan structure and the legal rules can all matter. Use the Property Investor Hub to connect the calculator with a broader checklist, then obtain professional advice before acting.