Model the full economics of buying, holding and selling an Australian investment property — growth, rent, loan interest, and the post-2026-Budget capital gains tax split — in one working sheet.
Purchase
What you're buying and when.
Used to split the gain across the old and new CGT regimes (the 2026 Budget's cut-over is 1 July 2027).
Sets a typical stamp duty estimate below and drives the land tax estimate — each state taxes land differently and your own home is exempt, but an investment property usually isn't.
Financing
Deposit, loan and buying costs.
Stamp duty varies by state and buyer type — adjust to your own quote. Other buying costs cover legal fees and a building/pest inspection.
Growth & inflation
Assumptions driving the sale price and the indexed cost base.
Rental income & running costs
What the property earns and costs you each year.
Fixed running costs grow with inflation each year.
Included in running costs below. Based on your state's tax-free land value threshold — this is an approximation using a typical land-to-property value ratio, not your actual land valuation.
Enter your own land tax figureUse this once you've run the real number through your state revenue office's calculator — it's more accurate than the estimate above.
For a known gap between tenants, or between settlement and first lease — on top of the flat vacancy allowance above, which still applies to every year. Spread the months across two calendar years (e.g. 15 months) by running the calculator once per year with the months that fall in each.
Tax & selling
Your bracket and the costs of exiting.
From a quantity surveyor's depreciation schedule — mainly worth claiming on a near-new property (roughly under 10-15 years old). It's a paper deduction, not a cash cost: it reduces the tax you pay without reducing rent collected, so it only improves your cash flow through a lower tax bill or bigger refund.
Net profit at sale
$0
After tax, financing and selling costs
Return on cash invested
0%
on deposit + buying costs
Annualised return
0%
compound, per year
Sale price
$0
in year 0
If growth runs lower or higher
Same assumptions, three growth rates either side of your setting — the fastest way to see how much the result leans on that one number.
Value, equity and debt over the hold
Where the property's value goes, and how much of it is actually yours.
Property valueLoan balanceYour equity
Capital gains tax — how the split works
Your settlement date falls after the 12 May 2026 Budget, so growth is split at 1 July 2027: the slice before it keeps the old rules, the slice after it uses the new system.
From deposit to payout
Year by year
Property value, rent, running costs and your net cash position each year.
Year
Property value
Annual rent
Running costs
Loan interest
Depreciation
Net cash flow
Loan balance
Equity
Not financial or tax advice. This models the mechanics described in the 2026-27 Federal Budget's CGT reform (cost-base indexation, a 30% minimum tax from 1 July 2027, and tighter negative gearing on established property) using the assumptions you set above. Land tax is estimated from your state's individual tax-free threshold and a typical land-to-property value ratio — not your property's real land valuation, and it ignores multi-property aggregation if you own other land; enter your own figure under "Enter your own land tax figure" once you have a real number from your state revenue office. Depreciation is a flat annual figure you supply, not a declining-balance schedule from a real quantity surveyor's report. It also ignores the time value of money, and tax law can change before you sell. Confirm your own numbers with a licensed accountant or financial adviser before acting.