Property investment tax
Negative Gearing Calculator
See exactly how much the ATO subsidises your investment property. Calculate your rental loss, annual tax saving, after-tax holding cost, and break-even capital growth rate.
Property details
Rental income
Annual costs
Your tax situation
Marginal rate: 37% (ATO 2024-25)
Annual tax saving
$0
Negative gearing benefit from the ATO
Annual rental income
$24,960
Annual interest cost
$34,720
Total deductible costs
$54,720
Net rental loss
$29,760
Before tax benefit
-$X/wk
Out-of-pocket cash flow
After tax benefit
-$X/wk
Real weekly cost to hold
Negative gearing saves you 0 flat whites per week in tax ☕
Cash flow waterfall (annual)
Break-even growth rate
2.5% p.a.
10yr net cost (after tax)
$0
10-year projection (5% annual growth)
Property value
Cumulative cost (after tax)
Disclaimer: This calculator provides estimates only. Negative gearing tax benefits depend on individual tax circumstances. Depreciation figures are illustrative — get a quantity surveyor report for accurate figures. Interest costs use interest-only calculation. Cash flow before tax uses full P&I estimate. Always consult a tax adviser and financial planner before making investment decisions. Capital growth is not guaranteed.