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Investment property cashflow calculator
See what an investment property really costs to hold each week, after rent, expenses, interest and tax, under the negative gearing rules that apply to your purchase.
May 2026 Budget: negative gearing on established investment properties acquired after 7:30pm AEST 12 May 2026 will be ring-fenced from 1 July 2027. Losses can no longer offset salary income. New builds remain fully deductible; earlier purchases are grandfathered.
Purchase & loan
Purchase price
$
Deposit
$
State
Property type
Contract exchanged
Interest rate
% p.a.
Loan term
years
Repayments
Income & annual costs
Weekly rent
$
Property management
%
Council rates
$
Water rates
$
Strata / body corp
$
Insurance
$
Maintenance
$
Land tax & other
$
Your tax position
Annual taxable income
$
Marginal rate (auto)
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Annual depreciation (Yr 1)
$
Other net property income
$
Depreciation varies by property age and type; a quantity surveyor's report gives accurate figures (new builds $8,000–$15,000 p.a., established $3,000–$6,000, pre-1987 often nil). If ring-fencing applies, losses can only offset other net property income; the remainder carries forward.
Important: This calculator provides Year 1 estimates only and does not constitute financial, tax or legal advice. The negative gearing ring-fencing rules are based on the May 2026 federal budget announcement and may be subject to legislative amendment. Stamp duty is calculated at standard investor rates without concessions or surcharges. Depreciation should be confirmed by a qualified quantity surveyor. Actual results depend on occupancy, rate changes, maintenance and your individual circumstances. Always seek advice from a licensed accountant or financial adviser.
Sydney-based mortgage broker. 40+ lenders. 15 years inside the banks.
Maison Brown Financial Pty Ltd · Australian Credit Licence #384704 · Credit Representative #570440 · Aggregated under Finsure
This page provides general information only and has been prepared without taking into account your objectives, financial situation or needs. We recommend that you consider whether it is appropriate for your circumstances, and your full financial situation will need to be reviewed prior to acceptance of any offer or product. It does not constitute legal, tax or financial advice and you should always seek professional advice in relation to your individual circumstances.