Portfolio Value
$1,400,000.00
Net Rental Income
-$6,440.00
Capital Growth
$300,000.00
Gross Yield
3.8%
Tax Saving
$2,060.80
CGT if Sold
$49,900.00
P1
P2
| # | Value | Rent p/a | Net Rental | Yield | CGT |
|---|---|---|---|---|---|
| Property 1 | $750,000.00 | $28,600.00 | -$4,400.00 | 3.8% | $24,950.00 |
| Property 2 | $650,000.00 | $24,960.00 | -$2,040.00 | 3.8% | $24,950.00 |
| Total | $1,400,000.00 | $53,560.00 | -$6,440.00 | 3.8% | $49,900.00 |
How is this calculated?
Each property's rental income and expenses are analysed individually using negative gearing calculations. Capital gains tax is estimated based on the difference between current value and purchase price, with the 50% CGT discount applied for properties held longer than 12 months.
What is Gross Yield?
Gross rental yield is calculated as annual rent divided by current property value. This helps compare the income-generating potential across properties. Net yield accounts for expenses and provides a more accurate return picture.
What is Negative Gearing?
Negative gearing occurs when the cost of owning a rental property exceeds the income it produces. In Australia, you can deduct that loss against your personal income, reducing your overall tax bill. This calculator shows the tax saving from any negatively geared properties in your portfolio.
How is Capital Gains Tax calculated?
CGT is calculated on the difference between the sale price (current value) and the cost base (purchase price). Individual taxpayers who have held a property for more than 12 months receive a 50% CGT discount. The discounted gain is then added to your taxable income and taxed at your marginal rate.
ATO-Aligned: Uses 2025-26 tax rates. CGT calculations are estimates. Actual CGT may differ based on cost base adjustments, capital works deductions, and timing of sale. Seek professional advice.
Disclaimer: This calculator provides estimates based on current ATO rates and thresholds for the 2024–25 financial year. It does not constitute professional tax, financial, or legal advice. Your actual liability may differ depending on your individual circumstances. Always consult a qualified tax agent before making financial decisions. Read our terms
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