Free property investment calculator for Australia
Know what a property really costs you. Before you make an offer.
Stamp duty, LMI, cash flow after tax and what you'd walk away with when you sell. Every state's 2026 rules, explained in plain English. Free, and you don't need an account to try it.
- Checked against all 8 state revenue offices
- Includes the 2026 negative gearing and CGT changes
- No sign-up, no card, no trial
Try it on any property
2026 rulesAfter rent, costs, interest and tax
-$445 a week
- Stamp duty
- $28k
- Cash to buy
- $181k
- Gross yield
- 3.4%
Assumes an established house, 6.55% P&I loan and typical running costs. Change anything in the full analysis.
One clear answer
Spreadsheets give you forty numbers. You need one sentence.
Most calculators stop at "gross yield 3.8%". That doesn't tell you whether you can afford to hold the place. We work out every cost and the tax effect for each owner. Then we say it straight: what comes out of your pocket each week, and what you're likely to have when you sell.
Want the detail behind it? It's all there: duty line by line, year-by-year cash flow, the capital gains tax working and a stress test for rate rises.
Example: $780k house, Brisbane
This property costs you $142 a week.
After $650 a week rent, every running cost, repayments and a $96 a week tax refund.
- Tenant $650
- Tax office $96
- You $142
Illustration only. Your numbers depend on your loan, income and the property.
How it works
Three minutes from listing to verdict
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1
Start with the price and rent
Type the address, price and expected rent. We fill in sensible 2026 defaults for everything else: interest rate, council rates, insurance, management fees, land tax.
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2
Adjust what you know
Got a loan quote, a strata report or a depreciation schedule? Swap in the real figures. Add a partner and their income to see the tax split between you.
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3
Read the verdict, then save it
See the weekly cost after tax, cash needed to buy, and your return if you sell in 5, 10 or 20 years. Save it to compare against the next property.
Browsing realestate.com.au or Domain? Skip step one: our free Chrome extension sends the listing straight here
What's included
Everything a buyer's agent would check, in one place
Stamp duty, the right way
General rates, owner-occupier rates, first home buyer exemptions and foreign surcharges for every state and territory, including off-the-plan concessions.
Grants and the 5% Deposit Scheme
First Home Owner Grants by state, and whether the Government's 5% Deposit Scheme lets you skip lenders mortgage insurance.
LMI you can believe
Estimated from current insurer rates by deposit size and loan amount, plus the state duty on the premium.
Land tax and every running cost
Land tax calculated from your land value, plus council rates, water, strata, insurance, management and letting fees.
Cash flow after tax
Income tax, Medicare levy and offsets worked out for each owner. Interest, depreciation and borrowing costs are deducted the way the ATO allows.
The 2026 tax changes
Negative gearing limits on established homes from 1 July 2027, and the new capital gains rules with CPI indexing and the 30% minimum tax.
Up to 30 years ahead
Rent growth, cost growth, loan paydown and property value, year by year. Interest-only or principal and interest.
Selling and CGT
Agent fees, loan payout and capital gains tax for each owner, so you see the cash in hand after the sale and your annual return.
Stress tests
What happens if rates rise 1-3%, the place sits empty for six weeks, or prices go nowhere.
Updated for 2026
2026 changed the maths. Most calculators haven't caught up.
Use a calculator built on 2024 rules and you'll overstate your tax refund and understate your duty. Ours checks every rate against the official source, and shows you the source.
See every rate and source-
Negative gearing
Established homes bought after 12 May 2026 can only offset salary until 30 June 2027. After that, losses carry forward instead.
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Capital gains tax
From 1 July 2027 the 50% discount gives way to CPI-indexed costs and a 30% minimum tax on new growth.
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Income tax cuts
The bottom rate is 15% this year and 14% from July 2027. That changes what every deduction is worth.
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First home buyers
Nil duty in the ACT at any price, nil duty on new homes in QLD, new WA thresholds, and a 5% Deposit Scheme with no income caps.
Who it's for
Built for people about to sign something big
Investors
Find out whether a property pays its way after the 2026 changes, and compare it with the next one on the list.
Read more →First home buyers
See every grant and concession you qualify for, the cash you really need, and what the repayments look like.
Read more →Brokers and agents
Send clients a clean, shareable analysis with the numbers they keep asking about.
Read more →Is it really free?
Yes. Running an analysis is free and doesn't need an account. A free account lets you save properties, compare them side by side and download PDF and spreadsheet reports. There's no trial, no card and no paid tier.
How accurate is the stamp duty?
We use the rates and concessions each state revenue office publishes for contracts signed today, and we test them against the official calculators and worked examples. That covers general rates, owner-occupier rates, first home buyer exemptions, off-the-plan concessions and foreign purchaser surcharges. Check the final figure with your conveyancer, as unusual situations (pensioner concessions, trusts, mixed-use land) aren't covered.
Does it include the 2026 negative gearing changes?
Yes. If you buy an established home after 12 May 2026, rental losses still reduce your other tax for the 2026-27 year. From 1 July 2027 they're set aside and carried forward to offset future rental profits and the capital gain when you sell. New builds, off-the-plan purchases and homes bought before 12 May 2026 keep negative gearing.
How do you work out capital gains tax?
For sales from 1 July 2027 we follow the new rules. Growth up to 30 June 2027 keeps the 50% discount. Growth after that is taxed in full, but only after your cost is adjusted for inflation, and a 30% minimum tax applies to that part. New homes can choose the old 50% discount instead, and we pick whichever costs you less. Homes you live in the whole time are exempt.
Where does the weekly cost figure come from?
It's the rent you collect (allowing for vacancy), minus every running cost, minus your full loan repayment including principal, plus or minus the change in your tax bill. It's the money that actually leaves or reaches your bank account in the first year, divided by 52.
Run the numbers on the next one you're looking at.
It takes about three minutes, and you don't need an account.
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