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VISION.FINANCE COLLECTIVE
Property investment analyser

What will this investment property really cost you?

Plug in the numbers for a property you're looking at. You'll see the weekly cost after tax, the cash you need upfront, and where your equity could sit in 10 years.

The property
The loan
Running costs (yearly)
Negative gearing check
What type of property is it?
When was the contract signed?
The cutoff is 7:30pm AEST on 12 May 2026 (Budget night). Unsettled contracts signed before then count.
Is it a new build?
New means it adds housing: greenfield, off-the-plan, or a knockdown that adds dwellings, lived in for less than 12 months before first sale. Extensions, granny flats on established blocks and house-for-house rebuilds don't count.
Yearly profit from other residential rentals on each person's own tax return. Quarantined losses can offset this, plus future residential capital gains.
You
Who will own it?
What goes on each person's own tax return before rental results: wages plus any dividends or trust distributions they receive. Self-employed through a company or trust? Use what they actually take, not the business profit used to get the loan approved. Sole traders use net business profit. Rent, running costs, interest and depreciation are split by the share on title, and each person is taxed at their own rate. The tax split follows the title, not whose name is on the loan or who pays it.
Your weekly cost after tax $0
Cash needed if buying
Gross yield
Net yield
Equity in 10 years

Value vs loan over 10 years

Property valueLoan balanceYour equity

Year 1 cash flow

Year by year

YearValueLoanEquityRentCost / wk after tax

Save and share

Download a PDF summary to send to your accountant or partner, or an editable copy with your numbers filled in that anyone can open in a browser and keep adjusting.

Want this run on a real deal?A VFC broker can check your borrowing power, structure the loan and stress-test these numbers with you.

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Estimates only. General information, not financial, tax or credit advice. Uses each state's general transfer duty rates (NSW thresholds as indexed for 2026-27, ACT non-owner-occupier rates from 1 July 2025), with no foreign buyer surcharge or concessions. Assumes 2026-27 resident tax rates plus 2% Medicare levy, running costs rising 3% a year and depreciation falling 10% a year. Splits rent, running costs, interest and depreciation between owners by their share on title and taxes each person at their own marginal rate. Doesn't model tax for a company or trust. Excludes LMI, land tax and vacancy. The negative gearing check simplifies the rules in the Treasury Laws Amendment (Tax Reform No. 1) bill passed in June 2026. For established residential property bought after Budget night, year 1 is treated as geared and quarantining starts in year 2 (from 1 July 2027). Doesn't model the CGT changes. Speak to your accountant and broker before you buy.