Negative Gearing & CGT Calculator
Figures are estimates only and use Australian 2024–25+ tax bands. This calculator does not factor in change in income levels or tax rates over the years or changes in rental income & expenses over the years.
MTR incl. Medicare: Yes
Purchase & Loan
Income & Expenses
Tax Settings
MTR control remains for reference; actual tax is calculated using progressive brackets for annual results and CGT.
Capital Gains (Sale Scenario)
CGT assumes 50% discount for individuals if held > 12 months. Cost base = price + buying costs − capital works claimed.
Annual Cashflow & Tax Effect
| Income | |
| Gross rent (after vacancy) | $0 |
| Other income | $0 |
| Deductible Expenses | |
| Property expenses (rates, insurance, body, maint, land tax, other, mgmt) | $0 |
| Interest | $0 |
| Non-cash: depreciation & capital works | $0 |
| Borrowing costs (deductible) | $0 |
| Loan Repayments (cash) | |
| Annual repayments (P&I or IO) | $0 |
| Totals | |
| Property net (taxable) = Income − Deductible expenses | $0 |
| Tax impact vs base income (refund if negative) | $0 |
| Net profit after tax (NPAT) (taxable − tax impact) | $0 |
| Cashflow after tax (income − cash expenses − tax) | $0 |
Equity & CGT at Sale (End of Hold Period)
| At Sale | |
| Estimated sale price | $0 |
| Selling costs | $0 |
| Outstanding loan balance | $0 |
| Capital Gain | |
| Cost base (price + buying costs − cap works claimed) | $0 |
| Gross capital gain | $0 |
| Discounted gain (50% if eligible) | $0 |
| Estimated CGT payable (progressive) | $0 |
Annual results are simulated year-by-year; CGT is computed with progressive brackets in the sale year. Medicare levy toggle applies to both.
Report Summary (After Tax)
| Total Net Profit/Loss after tax for the full years held = Year-1 NPAT × years held |
$0 |
| Net capital gain after tax (sale year) | $0 |
| Combined Result | |
| Total after-tax result (years held + sale) | $0 |
