Property · two sums

Rental loss

Why this matters. An investment property’s cash position is rent in, and loan interest and the costs you type, out. Tax can change the leftover. The page does not show what a bank will lend.

Rent in, interest and holding costs out. Then the same loss against salary, and again with the loss left inside the property.

Rent / year$$0 to $99,999,999The post used $750 a week, which is $39,000.Loan interest / year$$0 to $99,999,999Land tax, rates, other holding$$0 to $99,999,999Stamp duty is a purchase cost. It is not in this yearly loss.Other taxable income$$0 to $99,999,999Salary and other income. Tax and the 2% Medicare levy only.

50% CGT discount (applies to 30 June 2027)

The discount switch is current law after 12 months. It is not inside this year’s loss. This yearly loss does not change. Law since 26 June 2026 (Tax Reform No. 1 Act 2026). From 1 July 2027, negative gearing of residential property is limited to new builds. Properties held at 7:30pm AEST on 12 May 2026 are exempt from the negative gearing change. From 1 July 2027 the 50% CGT discount is replaced by cost base indexation and a 30% minimum tax rate, for gains that accrue after that date. General information only. ATO: the new law (updated 29 Jun 2026) ↗ · Tax Reform No. 1 Act 2026 ↗ Checked 21 Oct 2026.

Cash this year

−$27,150Example figures you typed

Rent $39,000 − costs $66,150

If the loss offsets salary

$12,761

Tax and levy fall by this much. Tax becomes $70,610.

If the loss stays in the property

Salary tax stays $83,370. The $27,150 loss is unused this year.

Law since 26 June 2026 (Tax Reform No. 1 Act 2026). From 1 July 2027, negative gearing of residential property is limited to new builds. Properties held at 7:30pm AEST on 12 May 2026 are exempt from the negative gearing change. From 1 July 2027 the 50% CGT discount is replaced by cost base indexation and a 30% minimum tax rate, for gains that accrue after that date. General information only. ATO: the new law (updated 29 Jun 2026) ↗ · Tax Reform No. 1 Act 2026 ↗ Checked 21 Oct 2026. The 'loss stays in the property' line is a loss not set against salary on this page. This page uses 2026–27 tax rates.

ATO: the new law (updated 29 Jun 2026) ↗ · ATO rental properties ↗ · Treasury ↗

Next: What a house costs to hold — Land tax and the rest of the hold cost.

What doctors often miss

Interest is worked out on the loan amount and rate you type. The page does not show what a bank will lend.

Included / Not included

Included

Interest on the loan amount and rate you type, and a taxable gain only if you type one · Example assumption, editable

Not included

Margin calls, the fund’s actual return, and a recommendation to borrow
Division 293 and HELP debt
Your own holding date and build status
Landlord insurance, stamp duty, brokerage and inflation

Assumptions you can edit are the inputs on this page. This is a model, not a prediction, a tax assessment, or a recommendation.

A rough figure — not advice. Terms

Also

Tax · 2026–27

Income tax calculator

The salary tax estimate, without a rental loss.

Home loan

Mortgage

Interest here is typed. The loan page works the repayment.

Advertisement — labelled, never inside the number.

Rental loss

What doctors often miss

Included / Not included

Also

Sources used