Rental property tax and cash flow calculator

Put in a rental's rent and costs to see the tax it adds or saves, and the cash it leaves a year and a month, with every step of the working.

The rental

Rent a year

The rent for a whole year.

Loan interest a year

Interest only. Enter 0 if none.

Other costs a year

Rates, insurance, repairs and agent fees.

Principal repaid $0 a year

Principal repaid a year

Paid from cash, not deducted. Enter 0 if none.

Financial year

Day the contract was signed

A day before the year starts. It decides whether a loss can lower your other income.

Special rule No special rule

Special rental-loss rule

A few kinds of rental keep the old treatment. Choose one only when your records confirm it.

Other income a year

Your taxable income apart from the rental, before tax. Enter 0 if none.

Rent less the allowable costs, including loan interest, goes into your taxable income, and you pay tax on it at your rates. If the costs are more than the rent, the loss lowers your other income in 2026-27. Cash left is a different figure, because the principal you repay is not deductible and depreciation costs no cash that year.

What changes in 2027-28
Year	A rental loss
2026-⁠27	Lowers your other income
2027-⁠28	Carried forward if the contract was signed from 7:30 pm Canberra time on 12 May 2026, unless an exception applies

The calculator works the year you choose and shows each step from the rent to the tax and the cash left.

Updated 16 Oct 2026