Australian Rental Property Calculator
Estimate your cash flow, negative gearing benefits, yields, and 10-year projections - free, instant, no sign-up.
How It Works
Three steps to understand your investment property numbers
Purchase price, state, financing, rental income, and expenses
Cash flow, yields, stamp duty, and negative gearing tax benefits
10-year projection with equity growth, CGT estimate, and total returns
Property Details
Financing
Rental Income
Expenses
Tax Settings
Total upfront costs (deposit + purchase costs)
$0
Purchase Costs
Annual Cash Flow
Net Position After Tax
Gross yield
0.0%
Net yield
0.0%
Monthly cash position
$0
Monthly (after tax benefit)
$0
10-Year Projection
Assumes 5% capital growth p.a. and 3% rental growth p.a.
| Year | Property Value | Equity | Annual Rent | Cash Flow | Tax Benefit |
|---|
Capital Gains Tax Estimate (on sale)
If you sold after 10 years, assuming 5% p.a. growth
Average Rental Yields by City
Approximate gross rental yields as of early 2026
Sydney
3.2%
Houses
Melbourne
3.4%
Houses
Brisbane
3.9%
Houses
Perth
4.3%
Houses
Adelaide
4.0%
Houses
Hobart
4.1%
Houses
Darwin
5.6%
Houses
Canberra
3.8%
Houses
Frequently Asked Questions
What is negative gearing and how does it work?
Negative gearing occurs when the costs of owning an investment property (loan interest, expenses, depreciation) exceed the rental income. The resulting loss can be offset against your other income (like your salary), reducing your overall tax bill. For example, if your property loses $10,000 per year and your marginal tax rate is 30%, you save $3,000 in tax.
How is stamp duty calculated for investment properties?
Investment properties pay the standard stamp duty rate - they do not receive the first home buyer exemptions or concessions. Rates vary by state and are calculated on a tiered bracket system based on the purchase price. This calculator applies the correct investor rates for each state and territory.
What is LMI and when do I need it?
Lenders Mortgage Insurance (LMI) is required when your deposit is less than 20% of the property value. It protects the lender (not you) if you default. LMI is a one-off cost that can range from a few thousand to tens of thousands of dollars depending on the loan amount and LVR. It can usually be added to the loan.
How does the 50% CGT discount work?
If you hold an investment property for more than 12 months before selling, you only pay capital gains tax on 50% of the profit. For example, if you bought for $600K and sold for $800K, the capital gain is $200K, but only $100K is added to your taxable income. The tax you pay depends on your marginal tax rate in the year of sale.
What is depreciation and can I claim it?
Depreciation is a non-cash tax deduction for the wear and tear on the building (Division 43) and its fixtures and fittings (Division 40). New properties typically allow higher depreciation claims. For established properties purchased after 9 May 2017, you can only claim Division 43 (building) depreciation, not plant and equipment that was previously used. A quantity surveyor can prepare a depreciation schedule.
Is this calculator accurate for my situation?
This calculator provides estimates based on the inputs you provide. Actual costs will vary - stamp duty calculations are simplified approximations of the state formulas, LMI is estimated, and tax outcomes depend on your full financial situation. Always consult a qualified accountant or financial adviser for advice specific to your circumstances.
What expenses can I claim on an investment property?
Common deductible expenses include: loan interest (not principal), property management fees, council and water rates, insurance, repairs and maintenance, advertising for tenants, pest control, body corporate fees, depreciation, land tax, and travel to inspect the property (in some cases). Capital improvements are not immediately deductible but can be depreciated over time.