Negative Gearing Calculator
Calculate your tax position under the current and post-July 2027 rules.
This property is grandfathered — acquired before the Budget cut-off of 7:30 pm AEST, 12 May 2026. Full negative gearing continues for the life of your ownership. Important: grandfathering is not transferable — if you sell, the buyer will be under the new regime.
Property Acquisition
Contract date determines your tax regime
Off-the-plan, greenfield, or net-increase rebuild
Your Income
Your effective marginal rate: 39% (incl. Medicare levy)
Rental Income
Total rent received per year (after vacancy)
Cash Expenses
Travel, repairs, etc.
Non-Cash Deductions
From your quantity surveyor report
Results
Annual Tax Refund
$10,686
At 39% effective rate (incl. Medicare)
Weekly Out-of-Pocket Cost
$52/wk
Net cost after tax refund
Taxable Income Reduction
$27,400
Offset against your salary
Cash Flow Breakdown
Tax Refund by Bracket (incl. Medicare)
CGT on Disposal
Transitional CGT applies: the 50% discount covers gains accrued up to 30 June 2027. Gains after that date use cost-base CPI indexation with a 30% minimum tax rate on real gains.
Go deeper
See this property modelled both ways, side by side
Weekly cost, carried-forward losses, CGT on sale and the resale repricing risk under the grandfathered regime against the post-reform regime. Free position report.
Important Disclaimer
This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. The grandfathering and regime determinations shown are indicative only — contract-date edge cases (options, nominations, related-party transfers) may vary. Tax rates shown include the 2% Medicare levy. Always confirm your position with a qualified CPA or tax adviser.