Negative Gearing Calculator

Estimate the before and after-tax cashflow from a negatively geared investment property. All figures are indicative and for general information only.

If you think in weekly rent, multiply by 52 to estimate.
We reduce rent by this percentage to allow for vacancies.
E.g. parking, storage, laundry.
Used only for P&I cashflow. Taxable deductions still use interest only.
Tax deduction estimate only; it is not treated as cash paid.
Rough marginal rate; talk to your tax adviser for your actual rate.
Gross rental income (after vacancy) —
Annual cash expenses —
Taxable rental position —
Cash position before tax (per year) —
Estimated tax effect (per year) —
Net position after tax (per year) —
Net position after tax (per week) —
Calculation assumptions
  • Cashflow includes rent after vacancy, other income, operating expenses, and loan repayments.
  • Taxable position deducts interest, operating expenses, and depreciation. Principal repayments are cash outflow, not a tax deduction.
  • Depreciation is treated as a non-cash deduction. Actual depreciation needs a qualified quantity surveyor or tax adviser.
  • Land tax, borrowing costs, capital works timing rules, and ownership splits are not modelled.

This calculator provides general estimates only and is not financial or tax advice. Actual tax outcomes depend on your full situation. Please check with a licensed tax adviser, lender, or financial adviser before making decisions.

Planning an investment property?

Build a fuller cashflow view with rent after vacancy, loan costs, operating expenses and the difference between a tax deduction and cash in your account.

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