Model the true after-tax return of any Australian investment property — cashflow, tax, depreciation, IRR and 30-year projections. Inputs update results instantly. Upgrade to unlock projections, IRR and all charts.
0.5–1% typical. Scales with property value over time.
2.5%/yr of construction cost. New builds only; not available on pre-2017 second-hand properties.
Plant & equipment. Requires a quantity surveyor's depreciation schedule.
Your income excluding the property. Used to determine marginal tax rate and tax benefit.
Year 1 — After-Tax Weekly Cost
$192
Negatively geared — costs $10k per year after tax
Gross Yield
4.16%
of purchase price
Net Yield
2.68%
after expenses
Year 1 Tax Benefit
$9k
annual ATO saving
Upfront Cash
$180k
incl. $28k stamp duty
Deposit
$150k
Stamp Duty (NSW)
$28k
Conveyancing
$2k
Total Required
$180k
Total annual cash cost: $49k — split between tenant rent, tax saving and your contribution
62% of total bills
18% of total bills
20% of total bills
| Yr | Property Value | Loan Balance | Equity | Gross Rent | Pre-tax | Tax Benefit | After-tax | Cum. Cost |
|---|---|---|---|---|---|---|---|---|
| 1 | $750k | $600k | $150k | $31k | -$19k | +$9k | -$10k | $10k |
Estimated Sale Price
$3.09m
Capital Gain
$2.34m
CGT Payable (50% disc.)
$380k
Loan Repaid
$600k
Selling Costs (~2.5%)
$77k
Net Sale Proceeds
$2.03m
Internal Rate of Return (IRR)
After-tax return on your equity, including all cashflows and sale proceeds
7.4%
Estimates only. Uses 2024–25 ATO tax rates (incl. 2% Medicare levy). Stamp duty uses standard investor rates — first home buyer concessions may apply. LMI varies by lender. Div 43 applies to qualifying new builds only; Div 40 requires a quantity surveyor schedule. CGT 50% discount assumed (held >12 months). Selling costs estimated at 2.5%. Not financial or tax advice — consult a licensed adviser.