Negative Gearing Estimator
Estimate tax refund from investment property, understand true after-tax holding cost.
πΌPersonal Income
$95,000
π Investment Property
$650,000
$130,000
6.2%
π΅Rental Income
$520
7%
πHolding Costs
$2,200
$1,800
$2,000
$1,200
$8,000
$500
Tax Comparison
β
Negatively Geared
$22,793
Annual Net Loss (Tax Deductible)
π° ATO Tax Refund
$6,838
Annual Tax Refund
π
Weekly True Cost
-$307
After-tax Weekly Cashflow
π Annual Income & Expense Breakdown
Rental Income
+$27,040Loan Interest
-$32,240Management Fee
-$1,893Council Rates
-$2,200Insurance
-$1,800Depreciation
-$8,000Other
-$3,700+ ATO Tax Refund+$6,838
Annual Net Cashflow$-15,955
π Negative Gearing Key Points
- β’ Negative gearing β losing money, it's a tax strategy
- β’ Property depreciation is the biggest deduction source
- β’ Management fees and interest are fully deductible
- β’ A professional depreciation schedule is required
- β’ Converting owner-occupied to investment may affect CGT
π 2024-25 Tax Brackets
$0 - $18,2000%
$18,201 - $45,00016%
$45,001 - $135,00030%
$135,001 - $190,00037%
$190,001 - β45%
Negative Gearing Calculator Australia (2026)
Last updated: February 20, 2026
This tool estimates investment property tax impact by combining rental income, interest, operating costs, depreciation, and salary-based tax brackets.
What this estimate includes
- Indicative tax before and after rental property impact
- Estimated annual and weekly after-tax cashflow
- Expense and deduction breakdown to show key cost drivers
Sources
- ATO tax-rate and property guidance references
- Public lender and property-cost benchmark references