Property Investor Tax Reform Calculator V4 | Source-grounded

Net cash impact over your hold period

$0

Adjust your scenario below. The result updates live.

How the reform treats you

—

Current tax over hold

—

Reform tax over hold

—

Effective tax rate change

—

Hold period

—

1

You & ownership structure

Your annual taxable income (before this property) ?

$

Ownership structure ?

Your ownership share

%

Spouse annual taxable income

$

Used to compute spouse's tax at their own marginal rate

Spouse ownership share

%

Avg beneficiary marginal rate ?

%

Trust type ?

Other trust income (p.a.)

$

Dividends, interest, business profit in trust

Franking credits received by trust (annual) ?

$

Distributes to corporate beneficiary? ? Yes — bucket company in chain

I will receive a means-tested income support payment (Age Pension, JobSeeker etc.) in the year I sell

If YES, the 30% CGT minimum tax doesn't apply to you. Source: Treasury NG/CGT explainer p2.

2

The property & acquisition

Property type ?

Contract date ?

Settlement date

Defaults to contract date if blank

Purchase price

$

Acquisition costs (stamp duty + legals + inspections)

$

Added to cost base — reduces CGT

Pre-1985 asset (acquired before 20 Sep 1985)? ? Pre-CGT asset

Loan balance (interest-only assumed)

$

Interest rate

%

Hold period (years)

3

Annual cash flow & depreciation

Rent per week

$

Annual rent growth

%

Annual operating expenses

$

Rates, insurance, mgmt, repairs, body corp

Annual expense growth

%

Furniture & fittings depreciation (yearly) ?

$

Pure deduction — doesn't change tax at sale

Building depreciation (yearly) ?

$

⚠ Reduces your purchase-price for tax-at-sale

4

Sale assumptions

Projected sale price

$

Selling costs (agent + legals)

$

CPI / inflation rate (for CGT indexation) ?

%

A

—

Auto-detected from contract date, property type and ownership structure.

The detail

Today's rules

Current law

50% discount on capital gains (60% for affordable housing). Rental losses offset your salary without limits.

—

Total tax refund from rental losses

—

Tax on sale (capital gains)

—

Net tax position

—

Net cash in your pocket after all tax

From 1 July 2027

Reform

Capital gains tax uses inflation adjustment with a 30% minimum rate. Negative gearing limited to new builds only.

—

Total tax refund from rental losses

—

Tax on sale (capital gains)

—

Net tax position

—

Net cash in your pocket after all tax

What you actually get taxed on when you sell

The tax office takes your sale price, subtracts what you really paid (purchase + buying costs + selling costs), then subtracts back any building depreciation you claimed over the years (this part catches a lot of investors out). The result is your capital gain. (Tax-code reference: "cost base". Source: ATO CGT Guide p122.)

Your running tax position over the years

Line goes up each year = tax refund from rental losses. Big drop at sale = tax on the capital gain. Steeper drop = more tax on sale.

Current law Reform

Annual rental P&L (rent − expenses − interest − depreciation)

Bars below zero = negative gearing year. Above zero = positive rental year.

Your yearly rental position = rent in − running costs − interest − both depreciations. Both furniture/fittings and building depreciation reduce yearly tax. Only building depreciation gets added back at sale.

Yr	Rent in	Running costs	Interest	Furn. depr.	Bldg depr.	Yearly position	Today's refund	Reform refund	Trapped losses

Want this run for your actual portfolio?

Walk through your portfolio, properties, structure and timing — what to hold, what to consider restructuring before deadlines.

BOOK A STRATEGY CALL Call 0480 03 03 03

Will the tax reform help or hurt your property?

The detail

Source documents used in this calculator

Verified against Treasury's worked cameos

Want this run for your actual portfolio?