Investment Property Calculator
See what an investment property costs you each week after tax, its rental yield, and what you’d keep if you sold. The tax rules change with the date you buy, so the calculator shows all three.
Example figures are loaded. Change them to match the property you're looking at.
Want something simpler for quick yield estimates? Use the rental yield calculator.
General information only, not financial, tax or legal advice. The calculator may contain errors, and you're responsible for your own investment decisions. Read the full disclaimer.
If you sell after 10 years you'd be $0 ahead after tax and all costs.
That's a return of 0% a year on the cash you put in.
Precium · precium.com.au/investment-property-calculator
Rental yield
Gross yield is the annual rent as a share of the price, the figure agents usually quote. Net yield takes off vacancy, management and running costs, before interest and tax.
Same property, three purchase dates
The 2026 Budget changed negative gearing for established homes. When you sign the contract decides which rules you get.
New builds keep negative gearing whenever they're bought, so all three columns match. The first owner can also keep the 50% capital gains discount.
| Bought before 12 May 2026 | Bought 12 May 2026 to 30 June 2027 | Bought from 1 July 2027 |
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Before 7.30pm, 12 May 2026Losses keep reducing your taxable income for as long as you own the property.
12 May 2026 to 30 June 2027Losses reduce your taxable income until 30 June 2027. After that they carry forward against future rent and the capital gain.
From 1 July 2027Losses never reduce your salary. They carry forward against future rent and the capital gain.
Precium · precium.com.au/investment-property-calculator
Weekly cost after tax, year by year
What you put in each week, after rent and your tax refund. Repayments jump when the interest-only period ends.
If you sell after 10 years
What you'd walk away with after selling costs, the loan and capital gains tax, then your profit once everything you put in is counted.
| Bought before 12 May 2026 | Bought 12 May 2026 to 30 June 2027 | Bought from 1 July 2027 |
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Gains up to 30 June 2027Keep the 50% discount. The calculator splits the gain by the time you owned the property on each side of 1 July 2027.
Gains from 1 July 2027The cost base rises with inflation, so only the real gain is taxed. It's taxed at your marginal rate, with a 30% minimum.
Carried-forward lossesLosses that couldn't reduce your salary come off the gain before tax. The first owner of a new build can use the 50% discount on the whole gain instead.
Precium · precium.com.au/investment-property-calculator
Year-by-year figures for your purchase date
| Year | Rent | Running costs | Interest | Principal | Tax refund / (tax) | Cost a week | Losses carried |
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Found the property already?
Precium negotiates single properties and bids at auction for investors, with the due diligence done before you commit. We work only for buyers.
Disclaimer
General information only. This calculator is not financial, tax, credit or legal advice. It doesn't take into account your objectives, financial situation or needs. Precium is a buyer's agency. We don't give financial, tax or credit advice.
Estimates, not predictions. Results depend on the figures you enter and on assumptions about capital growth, rent, interest rates, costs and your income. None of these are guaranteed, and your actual results will differ.
Errors are possible. We've built this calculator carefully, but it may contain errors or omissions. Tax law, and the way it is applied, can change after the date below.
How the tax is worked out. Figures use the 2026-27 resident tax scale with the 2% Medicare levy, and the negative gearing and capital gains tax changes from the 2026 Budget, as legislated. For gains after 1 July 2027 the cost base is indexed by inflation and a 30% minimum rate applies. Gains before that date keep the 50% discount, split by time held. Some mechanics are simplified, and each year is a year of ownership, not a financial year.
Your decision. You're responsible for your own investment decisions. Before you act, get advice from a registered tax agent, a licensed financial adviser or a credit adviser who knows your situation.
To the extent permitted by law, Precium accepts no liability for any loss arising from the use of, or reliance on, this calculator. Rules as at November 2026.