Negative gearing calculator — what’s it really costing you?

Work out the after-tax cash flow on your investment property. We add up rent, subtract interest, expenses and depreciation, then apply your marginal tax rate to the loss to show the refund you get back — and the true weekly cost of holding the place.

The property

AUD · FY 2024–25

Rental income

Rent received

Vacancy weeks/yr

wks

Mgmt fee of rent

The loan

Loan amount

Interest rate

Loan type

Holding costs — annual

Council rates

Water

Insurance

Strata / body corp

Repairs & maint.

Land tax / other

Depreciation — from QS report

Building (Div 43)

Plant (Div 40)

Your tax

Taxable income used to find your marginal rate

Marginal tax rate auto · 32% incl. Medicare

// after-tax position

This property costs you — / wk after the tax refund.

−— per week, after tax

Rental loss on paper

−A$—

— / wk · negatively geared

Tax refund

A$—

— / wk · at your MTR

Where the rent goes — per year Rent A$— → covers A$— of costs

Interest A$—

Cash expenses A$—

Depreciation A$—

Net rent A$—

Gross rent after vacancy & managementA$—

Interest expenseA$—

Cash holding costsA$—

Depreciation non-cash deductionA$—

Taxable lossA$—

Tax refund loss × MTR (—)A$—

Cash shortfall before tax rent − interest − cash costsA$—

After-tax holding cost annual / weeklyA$—

// note Estimates only. Uses ATO individual resident rates for FY 2024–25 including 2% Medicare levy. Excludes LMI, P&I principal repayments (not deductible), capital gains, and Medicare surcharge. Confirm figures with a registered tax agent or your accountant.