📊 Australian Property Cashflow Tracker

Effortlessly track income, expenses, depreciation & tax impact for your investment properties.

⚠️ Important: This calculator is for general information only and is not financial advice. Please consult a qualified professional before making investment decisions.

Property Details & Purchase Costs

📍 Basic Property Information

State/Territory Used for automatic stamp duty calculation

Purchase Price ($)

Loan-to-Value Ratio (LVR) (%) Loan amount will be calculated automatically

Current Interest Rate (%) Investment loan interest rate

Construction Completion Date Required for Div 43 depreciation eligibility

First Home / Eligible for Concessions May reduce or exempt stamp duty (state dependent)

💰 Acquisition Costs

Stamp Duty ($) Auto-calculated based on state and purchase price

Lenders Mortgage Insurance (LMI) ($) Auto-calculate based on LVR Will be capitalized onto loan amount (typically required if LVR > 80%)

Total Other Acquisition Costs ($)

💰 I want to use equity from my existing home to help fund this investment Enable this if you're refinancing your home to pull out equity for the deposit or other costs

🏠 Equity/Refinance (Additional Funding Source)

Refinancing your existing home to pull out equity for investment. Calculate available equity based on your home's value and current LVR. The interest on equity used for investment is tax-deductible. Refinance costs are also tax-deductible, spread over 5 years.

Your Existing Home Details

Current Home Value ($) Current market value of your home

Existing Home Loan Balance ($) Current outstanding loan on your home

Refinance LVR (%) LVR for refinance (typically 80%)

Equity Loan LMI ($) Auto-calculate based on LVR LMI if refinancing over 80% LVR (capitalized) - enabled when LVR > 80%

Equity Loan Interest Rate (%) Interest rate on your refinanced home loan - enabled when using equity

Equity Loan Type

Equity Loan Term (years)

Available Equity for Investment:

Calculation: (Home Value × 80%) - Existing Loan - Refinance Costs

Refinance Costs (Tax Deductible over 5 years)

Refinance Settlement Date Date when refinance loan settled (for pro-rata calculations)

Total Refinance Costs (Auto-calculated) ($)

How Much Equity Will You Use?

Equity Needed for Investment ($) Auto-calculated based on investment shortfall (max available: $0)

Cash Needed (Auto-calculated) ($) Required cash if equity insufficient (highlighted yellow when needed)

Draw down all available equity (remaining surplus for personal use)

Investment Funding Breakdown

Total Investment Cost: $0

How it's funded:

1. Investment Property Loan (80% LVR): $0

• Base loan amount: $0

• Property LMI (capitalized): $0

2. Cash Contribution Required: $0

• Deposit (20%): $0

• Stamp Duty: $0

• Other acquisition costs: $0

Funding Check: $0

Depreciation Schedule (Division 40 & 43)

Australian Tax Depreciation

Division 40: Plant & Equipment (appliances, carpets, blinds, air conditioning, etc.) - depreciated using diminishing value or prime cost method at varying rates

Division 43: Building Structure & Capital Works - depreciation rate depends on construction date:

After 15 Sep 1987: 2.5% per year for 40 years
18 Jul 1985 to 15 Sep 1987: 4% per year for 25 years
Before 18 Jul 1985: Not eligible (unless renovated)

Note: The calculator automatically sets the correct rate based on your construction date. Get a Quantity Surveyor (QS) report for accurate depreciation schedules.

📉 Depreciation Values

Enter Custom Depreciation Values (from QS Report) Enable this if you have actual values from a Quantity Surveyor report

Plant & Equipment % of Purchase Price Typical range: 8-10% (adjust based on property type)

Plant & Equipment Value ($) - Div 40 Auto-calculated from percentage above - get QS report for accuracy

Building Structure Value ($) - Div 43 Auto-calculated at 50% of purchase price (typical range 50-70%)

Land Value ($) Auto-calculated at 40% of purchase price (for land tax calculation)

Div 40 Average Depreciation Rate (%) Average rate for plant & equipment

Div 43 Depreciation Rate (%) Standard rate is 2.5% for eligible properties

10-Year Depreciation Forecast

Year	Div 40 Deduction	Div 43 Deduction	Total Deduction

Interest Rate Comparison & Loan Analysis

Loan Amount ($) Auto-calculated from LVR (set in Property Details)

Loan Term (years)

Loan Type

Interest Only Period (years) Only applicable for Interest Only loans

Current Loan Details

Monthly Payment: $0

Annual Interest: $0

Total Interest (over term): $0

Interest Rate Scenarios

Compare monthly payments at different interest rates:

Interest Rate	Monthly Payment	Annual Payment	Difference vs Current

Rental Income & Running Costs

Income

Weekly Rent ($)

Vacancy Rate (%) Expected vacancy per year

Gross Annual Rent: $0

Net Annual Rent: $0

Annual Running Costs

Council Rates ($)

Water Rates ($)

Strata/Body Corporate Property

Strata/Body Corporate Fees ($) Annual strata fees if applicable

Land Tax ($) Auto-calculated based on state and land value

Landlord Insurance ($)

Property Management ($) Or use % below

Property Mgmt Fee (%)

Repairs & Maintenance ($)

Other Expenses ($)

Total Annual Operating Costs

Total Expenses: $0

Annual Cash Flow Breakdown

Item	Amount

Investment Summary & Key Metrics

📊 Example: $600k Investment Property in VIC

This calculator is pre-loaded with realistic example data to show you what's possible. All calculations are live!

Cash Flow (Pre-Tax)

Annual

Monthly

Cash Flow (Post-Tax)

Annual (with depreciation)

Monthly

Total Tax Savings

Annual tax benefit

Rental Yield

Gross Yield

Net Yield

After expenses

Loan-to-Value (LVR)

Current LVR

Annual Depreciation

Tax deduction

Tax Settings & Personal Details

Australian Progressive Tax System (2024-25)

Tax is calculated using actual tax brackets, not a flat marginal rate:

$0 - $18,200: 0% (tax-free threshold)
$18,201 - $45,000: 16%
$45,001 - $135,000: 30%
$135,001 - $190,000: 37%
$190,001+: 45%
Plus 2% Medicare Levy on all taxable income

50-50 Ownership Split (Joint with Spouse) Check if property is jointly owned and tax deductions are split equally

Your Details

Your Gross Annual Salary ($)

Your Other Deductions ($) Work-related expenses, donations, etc.

Your Taxable Income (before property): $0

Your Tax (before property): $0

Your Marginal Rate: 0%

Spouse Details

Spouse Gross Annual Salary ($)

Spouse Other Deductions ($) Work-related expenses, donations, etc.

Spouse Taxable Income (before property): $0

Spouse Tax (before property): $0

Spouse Marginal Rate: 0%

Annual Cash Flow Summary

INCOME
Rental Income (after vacancy):	+$0
EXPENSES
Operating Costs (rates, strata, insurance, etc.):	-$0
Loan Interest (Property + Equity):	-$0
Pre-Tax Cash Flow:	0

Tax Deductions & Benefits

TAX DEDUCTIONS (Not Cash Expenses)
Depreciation (Div 40 + 43):	$0
Loan Interest (Property + Equity):	$0
LMI Deduction (spread over 5 years):	$0
Refinance Costs (spread over 5 years):	$0
Total Tax Deductions:	$0
Tax Saved (Tax Benefit):	+$0
Post-Tax Cash Flow:	0
Net Weekly Cost:	0

Your Individual Tax Impact

Understanding the Numbers

Cash Flow: Actual money in and out of your pocket

Pre-Tax: Rent received minus expenses and loan payments
Post-Tax: Pre-tax cash flow plus tax savings from deductions

Tax Deductions: Reduce your taxable income (not direct cash)

Depreciation: Tax-only deduction (no cash outlay)
Loan Interest: Deductible portion of loan repayments
LMI & Refinance: Upfront costs spread over 5 years for tax

Tax Saved: The actual $ reduction in your tax bill from investment deductions

Household Financial Summary

Combined Household
Combined Gross Income:	$0
Combined Personal Deductions:	$0
Combined Taxable Income (before property):	$0
Combined Tax (before property):	$0
Net Income (before property):	$0
Property Investment Impact
Property Tax Deductions:	$0
Combined Taxable Income (with property):	$0
Combined Tax (with property):	$0
Tax Saved from Property Deductions:	+$0
Property Cash Outflow (rent - expenses - loans):	$0
Net Property Impact (after tax):	$0
Net Weekly Out-of-Pocket:	$0
Net Household Income (after property):	$0

Investment Projection

📊 Long-Term Investment Analysis

This projection shows how your investment will perform over 5-15 years, including cash flow, tax savings, and equity growth. Adjust the settings below to model different scenarios.

Projection Settings

Projection Period

Annual Rent Increase ($ per week) How much rent increases each year

Interest Rate Scenario

Fixed (stays at current rate) Increasing Custom (set each year)

Annual Rate Increase (%) How much interest rate increases per year

Operating Cost Inflation (%) Annual increase in expenses

Annual Property Growth Rate (%) Expected capital appreciation per year

Projected Property Value

After 5 Years

Total Post-Tax Cash Flow

Over 5 Years

Total Tax Savings

Tax Refunds Over 5 Years

Equity Increase

Principal Paid Over 5 Years

📈 Investment Growth Projection

Year-by-Year Breakdown

Year	Weekly Rent	Net Rental Income	Total Expenses	Pre-Tax Cash Flow	Tax Saved	Post-Tax Cash Flow	Equity Built	Property Value	Capital Gain

📝 Assumptions & Notes

Marginal Tax Rate: Uses your current tax rate from the Tax tab (assumes constant)
Vacancy Rate: Uses current vacancy rate setting (assumes constant)
Depreciation: Div 40 uses diminishing value method, Div 43 uses 2.5% fixed rate
Property Value: Projected using compound annual growth rate. Adjust the growth rate in settings to model different market scenarios
Capital Gains Tax: Not calculated (assumes property held long-term, consult tax professional for CGT implications)
Loan Type: Maintains current loan type (IO or P&I) throughout projection
First Home Buyer Status: Does not change during projection period

ATO Tax Lodgement Guide

📋 Individual Tax Return - Rental Property Schedule

Use this guide to complete your Individual Tax Return. These values correspond to the Rental Property Schedule (formerly known as the Rental Property Schedule or Item P in paper returns).

Note: If property is jointly owned (50-50 split), each owner reports their share on their individual tax return.

Property Information

Property Address: -

Ownership Percentage: 100%

Section A: Rental Income

Label	Description	Your Amount	Spouse Amount (if 50-50)
Gross Rent	Total rent received or entitled to receive	$0	$0
Other Income	Insurance payouts, tenant damages, etc.	$0	$0
Total Income	Label A - Total rental income	$0	$0

Section B: Rental Expenses

Label	Description	Your Amount	Spouse Amount (if 50-50)
Advertising	Cost of advertising for tenants	$0	$0
Body Corporate Fees	Strata/body corporate fees	$0	$0
Council Rates	Council rates paid	$0	$0
Water Charges	Water rates and charges	$0	$0
Land Tax	Land tax paid	$0	$0
Insurance	Landlord insurance, building insurance	$0	$0
Property Agent Fees	Property management fees	$0	$0
Repairs & Maintenance	Repairs and maintenance (not capital improvements)	$0	$0
Interest on Loans	Interest on property loan + equity loan	$0	$0
Legal Fees	Legal fees for lease agreements, evictions	$0	$0
Other Expenses	Gardening, pest control, etc.	$0	$0
Total Expenses	(excluding depreciation and LMI)	$0	$0

Section C: Decline in Value (Depreciation)

Label	Description	Your Amount	Spouse Amount (if 50-50)
Division 40 Deductions	Plant & Equipment depreciation	$0	$0
Division 43 Deductions	Capital works deductions	$0	$0
Total Depreciation	Label D - Total decline in value deductions	$0	$0

⚠️ Important: You must have a valid Quantity Surveyor (QS) depreciation schedule to claim these deductions. The ATO may request this during an audit.

Section D: Borrowing Expenses (LMI)

Label	Description	Your Amount	Spouse Amount (if 50-50)
Total LMI Paid	Lenders Mortgage Insurance (capitalized)	$0	$0
LMI Deduction This Year	LMI divided over 5 years OR life of loan (whichever is shorter)	$0	$0

📌 Note: LMI can be claimed over 5 years or the loan period (whichever is shorter). If loan is under $100 and 5 years or less, you may be able to claim it in full in the first year.

Section E: Net Rental Income/Loss

Label	Description	Your Amount	Spouse Amount (if 50-50)
Total Income (A)	From Section A	$0	$0
Total Expenses (B)	Cash expenses (excluding depreciation)	$0	$0
Total Depreciation (D)	Div 40 + Div 43	$0	$0
Borrowing Expenses	LMI annual deduction	$0	$0
Net Rental Profit/(Loss)	Label H - This goes to your tax return	$0	$0

📄 Where to Report in Your Tax Return

myTax (ATO Online)

Login to myGov and access ATO online services
Select "Tax" > "Lodgments" > "Income tax return"
Navigate to "Rent" section
Click "Add" to add a rental property
Enter the property address: -
Enter ownership percentage: 100%
Enter income and expenses as shown above
The system will automatically calculate your net rental income/loss

Paper Return or Tax Agent

Provide your tax agent with the following:

✅ Property address and ownership percentage
✅ Rental income statements from property manager
✅ Bank statements showing loan interest payments
✅ Receipts for all deductible expenses
✅ Quantity Surveyor depreciation schedule
✅ LMI documentation (if applicable)
✅ Council rates, water rates, land tax notices
✅ Insurance policies and payment receipts

⚠️ Important ATO Compliance Notes

🏠 Main Residence Exemption

If this was your main residence for part of the year, you must apportion expenses. Only claim deductions for the period it was rented.

🔨 Capital vs. Deductible Repairs

Deductible: Repairs that restore to original condition (fix broken window, paint same color)
Capital: Improvements/upgrades (renovation, extension, new kitchen) - claim via depreciation only

📅 Record Keeping

Keep all records for 5 years from the date you lodge your tax return. This includes:

Rental income records
Expense receipts and invoices
Loan statements showing interest
Depreciation schedule
Property settlement documents

🚫 Common Mistakes to Avoid

❌ Claiming full year expenses when property was vacant or you lived in it
❌ Claiming depreciation without a valid QS report (for properties purchased after Nov 2017)
❌ Claiming capital improvements as repairs
❌ Claiming principal loan repayments (only interest is deductible)
❌ Not apportioning expenses for joint ownership

💡 Tax Return Summary

Your assessable income will change by: $0

Spouse assessable income will change by: $0

A negative number means you have a rental loss, which reduces your taxable income and results in tax savings.

Property Details & Purchase Costs

📍 Basic Property Information

💰 Acquisition Costs

Breakdown of Other Costs

🏠 Equity/Refinance (Additional Funding Source)

Your Existing Home Details

Refinance Costs (Tax Deductible over 5 years)

How Much Equity Will You Use?

Equity Loan Summary

Tax Deductions Spread Over 5 Years

Investment Funding Breakdown

Depreciation Schedule (Division 40 & 43)

Australian Tax Depreciation

📉 Depreciation Values

10-Year Depreciation Forecast

Interest Rate Comparison & Loan Analysis

Current Loan Details

Interest Rate Scenarios

Rental Income & Running Costs

Income

Annual Running Costs

Total Annual Operating Costs

Annual Cash Flow Breakdown

Investment Summary & Key Metrics

📊 Example: $600k Investment Property in VIC

Cash Flow (Pre-Tax)

Cash Flow (Post-Tax)

Total Tax Savings

Rental Yield

Net Yield

Loan-to-Value (LVR)

Annual Depreciation

Tax Settings & Personal Details

Your Details

Spouse Details

Annual Cash Flow Summary

Tax Deductions & Benefits

Your Individual Tax Impact

Understanding the Numbers

Household Financial Summary

Investment Projection

📊 Long-Term Investment Analysis

Projection Settings

Custom Interest Rates by Year

Projected Property Value

Total Post-Tax Cash Flow

Total Tax Savings

Equity Increase

📈 Investment Growth Projection

Year-by-Year Breakdown

📝 Assumptions & Notes

ATO Tax Lodgement Guide

📋 Individual Tax Return - Rental Property Schedule

Property Information

Section A: Rental Income

Section B: Rental Expenses

Section C: Decline in Value (Depreciation)

Section D: Borrowing Expenses (LMI)

Section E: Net Rental Income/Loss

📄 Where to Report in Your Tax Return

myTax (ATO Online)

Paper Return or Tax Agent

⚠️ Important ATO Compliance Notes

🏠 Main Residence Exemption

🔨 Capital vs. Deductible Repairs

📅 Record Keeping

🚫 Common Mistakes to Avoid

💡 Tax Return Summary

📊 Key Metrics

Property Value

Cash Flow (Pre-Tax)

Cash Flow (Post-Tax)

Tax Savings

LVR

Interest Rate