Investment Property Calculator | Botanica Accounting

Your figures

Describe the property

All amounts in $ a year unless shown otherwise. Change any figure and the page recalculates. Yellow boxes are waiting for an entry.

Purchase price

Stamp duty, legal and other purchase costs

Not deductible. They form part of the cost base for capital gains tax. For Victorian duty, see the stamp duty calculator. Deposit (% of the price)

Loan interest rate (% a year)

Loan term

years

Repayments

Borrowing costs

Loan application, valuation, lender's legal fees and mortgage insurance. Spread over 5 years, or in full if 100 or less.

Rent each week

Weeks rented each year

weeks

Allows for time between tenants. Your other taxable income

Salary and other income before the property. This sets your tax rate.

Property management fee (% of rent)

Council rates and water

Landlord and building insurance

Body corporate fees (administration fund)

Land tax

Repairs, maintenance and other costs

Repairs once tenanted, cleaning, gardening, pest control, advertising for tenants. Original construction cost of the building

Year construction finished

year

Plant and equipment deduction each year

From a depreciation schedule. Usually nil for an established home: see Things to know.

Type of property

New build: a new home that adds to housing supply. At the rates date the final definition was still in draft legislation. Contract signed

The cut-off is 7:30pm AEST on 12 May 2026. Years to project

Rent growth (% a year)

Costs growth (% a year)

Property value growth (% a year)

Other income growth (% a year)

Inflation for today's dollars (% a year)

Results

Your first year, 2026-27

A tax loss and a cash loss are different numbers. Depreciation is a deduction but not a cash cost, and loan principal is a cash cost but not a deduction.

Where the money goes in 2026-27 ($)

TotalAddedTaken off

Things to know

What changes for you

Tax

Your tax with and without the property, 2026-27

Worked out on your whole income at 2026-27 resident rates, including the low income tax offset and the 2% Medicare levy, not by multiplying the loss by one rate.

Projection

Year by year

Rent, costs, your income and the property value grow at the rates you set. The interest rate stays the same. Amounts in today's dollars take out inflation so you can compare them with money now.

After-tax cash flow each year ($)

Each yearIn today's dollars

Value, loan and your equity ($)

Property valueLoan balanceEquity, today's dollars

About this calculator

Purpose. To estimate the yearly cash flow on a residential investment property you hold in your own name, before and after tax, the tax effect at your own tax rates, the gross and net rental yield, and how those figures could change over time.

Assumptions and why we chose them. You can change every assumption above that is not a statutory rate.

2026-27 resident tax rates, the low income tax offset and the 2% Medicare levy, as in force at . Later years use the same tax rates and thresholds, because future changes are not known.
The example opens with a 650,000 property, 550 a week rent for 50 weeks, a 20% deposit and a 6.00% rate over 30 years. These are illustrative figures for a Melbourne unit or small house, not a forecast.
Running costs total about 9,100 in the first year, a mid-range figure for a property at this price. Enter your own quotes and bills.
Capital works deductions are 2.5% a year of the original construction cost for 40 years from completion, for residential buildings started after 15 September 1987.
Borrowing costs over 100 are spread evenly over 5 years (or the loan term if shorter), assuming the loan starts at the beginning of the year.
Growth rates of 3% for rent, costs and income, and 4% for the property value, are round figures near long-run averages. Today's dollars use 2.5% inflation, the middle of the Reserve Bank's target band.
From 1 July 2027, rental losses on established homes bought after 7:30pm AEST on 12 May 2026 can no longer reduce your other income. They are carried forward against future rental income and capital gains. This follows the 2026-27 Federal Budget measure, which the ATO lists as law (Treasury Laws Amendment (Tax Reform No. 1) Act 2026). At the rates date the definition of a new build and some exemptions were still in draft legislation, so the treatment of a particular property could change.

Limitations and their effect.

It does not work out capital gains tax on a sale. Capital works deductions reduce the cost base, which increases the gain, and quarantined losses carried forward can reduce it. From 1 July 2027 the law replaces the 50% capital gains discount with indexation of the cost base and a minimum tax on capital gains, for gains that accrue after that date. That change is not modelled.
It does not cover property held by a trust, company or self managed super fund, commercial property, short-stay or holiday letting, private use, foreign owners, or a rental property business.
The interest rate is held steady and an interest only loan stays interest only. A rate rise, or the switch to principal and interest, would increase the cash cost.
It does not include the Medicare levy surcharge or HELP repayments. Rental losses are added back for both, so they do not fall with a negatively geared property. A loss larger than your other income would be carried forward as a tax loss, which this page does not model.
Plant and equipment is the same amount each year. A depreciation schedule usually shows it falling, which would lower later deductions.
It does not assess whether a loan suits you or what you could borrow. Botanica Accounting does not provide credit assistance. Speak with a licensed lender or broker about finance.