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How is a rental loss treated?

Negative gearing check

See how rental income, property costs and tax assumptions affect your annual investment cash position.

Start calculatingSee plans
  • Free, no account needed
  • Workings and assumptions shown
  • Official sources linked

Use the free calculator

Negative gearing check

Use the time contracts were exchanged, or settlement if you choose that below.

Include the profit from your other residential rentals.

This calculator needs JavaScript. The rates it uses are in the table below.

How it's calculated

Resident income tax rates 2026-27

FromToBase amountRate
$0$18,200$00% of the excess
$18,200$45,000$015% of the excess
$45,000$135,000$4,02030% of the excess
$135,000$190,000$31,02037% of the excess
$190,000and over$51,37045% of the excess

How it’s calculated

The method behind your estimate

How this estimate works

Compare rental income with cash expenses, interest and deductible amounts. The tax estimate is separate from the cash spent or received.

What to check before you act

Principal repayments are a cash cost, not an interest deduction. Ownership, loan purpose, deductible expenses and personal tax circumstances matter.

Sources and further guidance

General information only. Check the calculator workings, selected rules date and supported scope. Not financial, credit, tax, legal or valuation advice.

Your next step

Test an investment

You are on step 3 of 5: Negative gearing

Next: Land tax
  1. Property value check
  2. Rental cash flow
  3. Negative gearing
  4. Land tax
  5. Equity and next purchase
  • Step 1

    Is the asking price fair?

    Property value check

    An asking price next to an estimate and recent nearby sales.

    FreeHtAG data

  • Step 2

    What will it cost each week?

    Rental cash flow

    Weekly cash flow of a rental, with break-even rent and a projection.

    FreeHtAG data

  • Step 4 · Next

    What land tax will I pay?

    Land tax

    Yearly land tax on the land you own in your state.

    Free

  • Step 5

    What could my equity buy next?

    Equity and next purchase

    An indicative check of usable equity and your next purchase. Lender policies, valuations and approval requirements vary.

    FreeHtAG data

Continue your research

Take this scenario further.

The calculator shows what the numbers do. These tools show where they work: the suburbs, the streets and the answers behind them.

  • Market selection

    With a plan

    Residential Dex™

    Filter and rank Australian suburbs against a brief, with the contribution behind every score.

  • Street intelligence

    With a plan

    StreetLens™

    Street-level hexagon maps inside every suburb: price, rent, yield, days on market and more.

  • Market map

    Free

    LGA and Suburb Heatmap

    Compare markets across Australia by typical price, one-year growth and area layers.

Your own figures are free. HtAG data makes them specific.

This calculator is complete with your own figures. A plan adds the research around it: what suburbs cost, rent for and how they are trending.

  • 7,000+ suburbs scored
  • 150+ metrics
  • 537 LGA dashboards
See plansBook a demo

FAQ

Questions people ask

Short answers about the method, the rules and what HtAG data adds.

Still have a question? Contact us

Does a tax deduction repay the whole rental loss?

No. A deduction changes taxable income; the tax effect depends on the supported income-tax model and your circumstances.

Can depreciation improve cash flow?

A non-cash deduction can affect estimated tax without being cash spent that year. Obtain a suitable depreciation schedule and tax advice.

Is the negative gearing calculator free to use?

Yes. Every HtAG calculator is free to use with your own figures, and you do not need an account. An HtAG plan adds property and suburb data to the calculators that support it.