Models proposed 2026 policy scenarios · Educational only · Not tax or financial advice
Negative Gearing Cashflow Calculator (Australia)
Estimate how proposed negative gearing changes could affect your yearly investment property cashflow.
Compare existing property, new established, and new build paths in seconds — focused on how much cash you may need each year, not tax jargon.
Important. This models publicly discussed policy only — not final law. It does not replicate ATO calculations. Speak to a registered tax agent before you rely on any number.
How the three scenarios differ (optional detail)
The calculator compares existing property, new established property, and new build under illustrative proposed rules. Figures use a single tax rate on rental results — not a full ATO assessment.
Some tax deductions may still be available later when the property becomes profitable or is sold — but they may not help your cashflow today.
Frequently asked questions
- Is negative gearing abolished?
- Not in the way many headlines suggest. The debate is often about when you get the tax benefit — especially whether new buying an established property bought after 7:30pm AEST, 12 May 2026 still gets you an immediate refund against your salary.
- Will I lose my tax refund?
- Under the proposed story for an established property bought after 7:30pm AEST, 12 May 2026, you may not receive the same immediate refund each year. You might still build up deductions that could be used later when the property is profitable — but that does not help this year's cashflow.
- Should I buy established or new build?
- This tool compares illustrative yearly holding cost only — not total return, location, or finance. In this model, new builds often look closer to existing properties on yearly cash timing; new established property can show higher near-term cost when heavily negatively geared.
- Are losses permanently lost?
- In our model, no — they can roll forward for future use within the simplified rules. The pain point is timing.
- Existing properties?
- Treated as keeping current-style immediate benefit timing in this educational prototype if grandfathered.
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