Property Investment Calculator Excel (Free + Premium)

Australian property investors can choose between free web calculators for quick single-property estimates and premium spreadsheets for detailed multi-property analysis with multi-year projections. Both use current 2025–26 ATO tax rates and state-specific land tax data. The right option depends on whether you need a one-off estimate or an ongoing analytical model for your portfolio.

What can a property investment calculator do?

A property investment calculator models the financial performance of an investment property by connecting multiple tax and cash flow factors. In Australia, the key calculations are:

• Negative gearing tax savings — how much your rental loss reduces your income tax (ATO — Residential rental properties)
• Capital gains tax (CGT) — estimated tax payable when you sell, including the 50% discount for properties held over 12 months (ATO — CGT discount)
• Land tax — annual state/territory tax that varies significantly across Australia
• Depreciation — non-cash deductions for the building (Div 43) (ATO — Capital works deductions (Div 43)) and fixtures (Div 40) (ATO — Depreciating assets in rental properties)
• Rental yield — gross and net return on your investment
• After-tax cash flow — the actual weekly cost of holding the property after accounting for all income, expenses, and tax benefits

A basic calculator handles one or two of these. A comprehensive tool integrates all six so you can see how changing one assumption (such as interest rate or rent) flows through to your bottom line.

Free web calculator vs premium spreadsheet — which do you need?

The table below compares what you can do with the free web calculators on this site versus the premium Google Sheets spreadsheet.

Use the free calculators when you need a quick estimate for a single property, want to compare land tax across states, or want to check one specific number like CGT or rental yield.

Use the premium spreadsheet when you are comparing multiple properties, modelling multi-year scenarios, analysing hold-vs-sell decisions, or want a reusable model you can update as your situation changes.

What is included in the Property Tax Tools property investment spreadsheet?

The spreadsheet is available in three tiers. All tiers use 2025–26 ATO income tax brackets, current state land tax rates, and current depreciation rules.

Starter — $14.99

Designed for investors evaluating a single property in a single state:

• Single property analysis with all key calculations
• Negative gearing tax savings and after-tax holding cost
• Rental yield (gross and net)
• 2025–26 ATO tax rates with Medicare levy and LITO
• Google Sheets format — works on any device

Pro — $24.99 (most popular)

For investors comparing properties or planning ahead:

• Everything in Starter
• All Australian states and territories
• Compare up to 3 properties side-by-side
• 10-year cash flow projection with adjustable assumptions
• Hold vs sell analysis with CGT calculation
• Depreciation schedule (Div 40 + Div 43)
• Detailed expense tracking
• Printable property summary reports

Complete — $39.99

For serious portfolio investors:

• Everything in Pro
• Up to 5 property portfolio analysis
• 30-year projection model
• Portfolio-level tax optimisation
• Lifetime updates (new rates each financial year)
• Bonus: investment property deductions guide
• Bonus: EOFY tax planning checklist
• Priority email support

View all tiers and pricing

How to use a property investment calculator

Whether you use the free web calculator or the premium spreadsheet, the process is the same:

1. Enter the purchase price and loan details. Include your deposit, interest rate, and loan term. The calculator uses the interest rate to estimate your annual loan interest cost.

2. Enter your rental income. Use the current weekly rent or your expected rent if the property is not yet purchased. The calculator converts this to annual income.

3. Enter your annual expenses. Include council rates, water charges, insurance, property management fees, body corporate (if applicable), repairs, and land tax. The more accurate your inputs, the more useful the output.

4. Enter your taxable income. This determines your marginal tax rate, which affects how much tax you save through negative gearing.

5. Review your results. The calculator shows your estimated annual tax saving, after-tax weekly holding cost, gross and net rental yield, and (if applicable) your estimated CGT position.

For the premium spreadsheet, you can then save your scenario, adjust assumptions, and compare with alternative properties.

Why Google Sheets instead of Excel?

The spreadsheet is built for Google Sheets rather than Microsoft Excel for several practical reasons:

• Free to use — Google Sheets requires no paid software licence
• Works on any device — desktop, tablet, or phone through a web browser
• Easy sharing — share with your accountant, financial adviser, or partner via a link
• Automatic saving — changes are saved instantly, no risk of losing work
• No compatibility issues — no version conflicts between Excel 2016, 2019, 365, or Mac
• You can download as Excel — if you prefer Excel, export as .xlsx at any time

All formulas, formatting, and functionality are designed for Google Sheets first. Excel export is supported but some conditional formatting may display differently.

Free calculators

The following web-based calculators provide quick estimates:

• Investment property calculator — all-in-one overview
• Negative gearing calculator — after-tax holding cost
• Capital gains tax calculator — sale scenario
• Land tax calculator — state comparison
• Rental yield calculator — gross and net yield

The premium spreadsheet adds multi-property comparison, multi-year projections, and hold-vs-sell analysis in one connected model.

Frequently asked questions

Can I use a free property investment calculator in Excel?

You can use our free web-based calculators for quick estimates of negative gearing, CGT, land tax, and rental yield. These work in any browser and require no downloads. For a downloadable spreadsheet with multi-property analysis and multi-year projections, the premium Google Sheets spreadsheet starts at $14.99. You can also export it as an Excel file.

What is the best property investment calculator for Australia?

The best calculator depends on your needs. For a quick single-property estimate, use a free web calculator with current ATO rates. For multi-property comparison, 10—30 year projections, and hold-vs-sell analysis with all Australian states included, a premium spreadsheet offers significantly more depth and the ability to save and revisit your scenarios.

Does the spreadsheet work in Excel or Google Sheets?

The spreadsheet is built for Google Sheets, which is free and works on any device. You can download it as an Excel file (.xlsx) if you prefer to work in Excel. Some conditional formatting may display differently in Excel.

What ATO tax rates does the calculator use?

All calculators and spreadsheets use 2025—26 ATO income tax brackets (including Stage 3 tax cuts), current Medicare levy and LITO calculations, current land tax rates for all Australian states and territories, and current Division 40 and 43 depreciation rules.

Can I compare multiple properties in the spreadsheet?

Yes. The Pro tier supports up to 3 properties side-by-side and the Complete tier supports up to 5. Each property can be in a different state with different land tax rules, so you can directly compare the after-tax cost of holding a property in NSW versus Victoria, for example.

Is the property investment spreadsheet a one-off purchase?

Yes. All tiers are a single payment with no ongoing subscription. Complete tier customers also receive lifetime updates when ATO rates change each financial year, so you do not need to buy a new version.

Disclaimer

This page is general information only and is not tax advice, financial advice, or a recommendation to buy, sell, or hold any investment property. Tax outcomes depend on your personal circumstances and tax rules can change. Consider speaking with a registered tax agent or accountant for advice specific to your situation.