Dashboard
Weekly
(incl. -ve gearing)
Year 1, after tax benefits
Upfront cost
(deposit + fees)
Property
The gain that is the basis for determining CGT payment.
Property path total (year 10)
at year 10
What happens over 10 years
Annual cash flow
Pre-tax vs post-tax — property only, years 1–10
is rent received minus your total loan payments (interest and principal) minus rates and insurance. starts from that and adjusts for income tax: if the property makes a taxable loss (often called ), your tax bill can fall; if it makes a profit, tax can rise. Only the interest part of your loan is deductible for tax — principal repayments are not. (sidebar) reduce year 1 pre-tax cash only — they are not deducted from taxable rental income here.
Yearly totals
| Year | Property Value | Loan | Rent | Interest |
|---|
Stamp duty uses approximate effective rates by state for typical residential transfers (no concessions). Property sale CGT follows the Tax sidebar (50% inclusion, full gain, or modelled zero under main residence) unless Year left Australia is set — then the property path uses a simplified non-resident model (see dashboard banner). ETF tax at sale (same year as the property sale) follows Compare-to-ETF settings: Australian marginal brackets with 50% or full inclusion, or a custom % of the nominal ETF gain; no main residence. Marginal rates are 2025–26 resident brackets where used. The ETF baseline invests deposit plus all modelled upfront costs (after a 0.5% buy fee on that sum) and compounds total return yearly. Year 1 capital improvements, if entered, are modelled as cash out in year 1, added to cost base for CGT, not as an immediate rental deduction, and do not change the ETF baseline lump sum. Verify all figures with a qualified adviser.