Negative Gearing Calculator (2026)
Model rental income, expenses, an indicative tax effect and after-tax holding cash flow. This is a planning estimate, not a tax refund calculation.
Net Position = Effective Rent − Modelled Deductible Expenses; Indicative Tax Effect = |Net Position| × Marginal Tax Rate (if negative); After-Tax Cash Flow = Cash Flow + Indicative Tax EffectInputs
Rental Income
Gross annual rent ($600/week = $31,200)
Expected share of time the property is vacant
Loan
Outstanding investment loan balance
Annual interest rate on the investment loan
Expenses
Annual council/municipal rates
Annual water service charges (owner portion)
Landlord / building insurance
Percentage of rent charged by agent
Annual repairs and maintenance budget
Annual strata or body corporate levies
Building + fixtures depreciation (non-cash deduction)
Tax
Your highest Australian tax bracket
$30,576.00
Modelled Deductible Expenses
$48,880.32
Net Rental Position
-$18,304.32
Indicative Tax Effect
$5,491.30
Cash Flow (Before Tax)
-$10,304.32
Indicative After-Tax Annual Cash Flow
-$4,813.02
Indicative After-Tax Weekly Cash Flow
-$92.56
Income vs Expenses Breakdown
Stacked comparison of rental income against itemised expenses
