The Property Tax Tools spreadsheets are educational scenario-modelling tools. They produce estimates based on the inputs and assumptions you enter. They are not tax, financial, legal, lending or investment advice, and not a recommendation to buy, sell, hold, borrow, refinance, invest, claim a deduction or lodge a return. Read this page with the Disclaimer, Terms of Service and Refund Policy.
What the spreadsheet is not suitable for
You should seek professional advice instead of relying on the spreadsheet if your situation involves:
- An SMSF or a limited recourse borrowing arrangement to acquire property
- Ownership via a trust, company, partnership or other non-individual structure
- Foreign residency, temporary residency, or a foreign-owner surcharge we do not model
- Property subdividing, development or construction activity
- Mixed-use property (part residence, part income-producing)
- Airbnb or short-stay accommodation, including GST and input-taxed supply issues
- Property flipping, trading stock or profit-making schemes
- Family-law settlements, deceased estates, or related-party transfers
- A private ruling, objection, or a lodgement position on a tax return
- Refinancing or lending decisions, serviceability, or comparison-rate analysis
No individual review
We do not review your inputs, verify your assumptions, assess your circumstances, or determine whether the spreadsheet is suitable for you. The spreadsheet does not know your full tax, financial, legal, borrowing or personal circumstances.
Rates, thresholds and financial year
Common tax rates and thresholds are modelled from published ATO and state or territory revenue office sources for the financial year shown on the Getting Started tab of each spreadsheet. Rates and rules change; outputs should be checked against the current source before use. A "Sources" reference (current spreadsheet edition: the Reference Rates tab) lists the source, URL, financial year and retrieval date used to build each rate area.
Per-tab assumptions
Tax Summary
Models personal income tax using the published resident individual tax brackets, the Medicare levy base rate, and a simplified tax-offset treatment. It does not model HELP/HECS-HELP repayments, the Medicare Levy Surcharge, private health insurance rebate adjustments, foreign-income offsets, or specific trust or company tax outcomes. Non-resident tax, working holiday maker rates, and seniors/pensioners tax offset are not modelled.
Depreciation
Models Division 43 capital works and Division 40 plant-and-equipment on a simplified basis. You choose diminishing-value or prime-cost for Division 40, and enter construction date, cost base and plant categories. The spreadsheet does not account for the second-hand plant rule that applies to residential property acquired after 9 May 2017 in every ownership scenario, nor for part-year apportionment of deductions, private-use adjustments, or items below low-value-pool thresholds. A quantity surveyor's depreciation schedule is the authoritative document for a specific property.
Capital Gains Tax (CGT)
Models a CGT event on sale using a simplified cost base (purchase price + acquisition costs + capital improvements entered, less depreciation claimed), the 50% individual discount where a 12-month holding period is met, and marginal-rate application. It does not model: main-residence exemption interactions (including the 6-year absence rule), CGT rollovers, partial-use apportionment, discount capital gains for trusts/superannuation, depreciation recapture beyond what is shown on the CGT tab, small-business CGT concessions, or non-resident CGT rules. Timing of the CGT event and the contract date rule are not modelled — check with your tax agent.
Land Tax
Models annual land tax using the published general rates and thresholds for each state and territory as at the financial year shown in the spreadsheet. Foreign-owner surcharges, absentee-owner surcharges, and primary production / principal-place-of-residence exemptions may be indicated but are not exhaustively modelled. Land tax aggregation across multiple properties is modelled at a simplified single-owner level; trust, company, joint and related-entity aggregation rules are not modelled. Metropolitan-region improvements tax (WA) and foreign-surcharge rates are modelled at headline rates only.
Stamp Duty
Where included, stamp duty is modelled at the published general transfer-duty rates for each state and territory. First-home-buyer concessions, off-the-plan concessions, foreign-purchaser surcharges, and principal-place-of-residence reductions are treated as simplified toggles; state-specific eligibility conditions are not exhaustively checked.
Cash Flow
Models weekly and annual income and expenses for each property using the inputs you enter (rent, vacancy rate, mortgage interest, council rates, insurance, strata, maintenance, property management, repairs, depreciation claim). It does not model mixed-purpose loan apportionment, offset-account interest-reduction mechanics, capitalised interest, or specific lender fees.
Compare Properties (Pro, Complete)
Produces a side-by-side cash flow and after-tax estimate for multiple properties based on the inputs you enter on each property row. It does not rank, recommend or favour any property, and is not a recommendation to buy or sell any of the properties you compare.
Rent vs Buy (Pro, Complete)
Compares the long-run estimated cost of renting against the long-run estimated cost of buying using your inputs, including a user-entered non-property return assumption for the Complete tier. The comparison is sensitive to the assumptions you enter (capital growth, rent growth, interest rate, alternative return). Small changes in assumptions can reverse the result. This tab is not a recommendation to rent, buy, or invest the difference in any particular asset.
Rate Scenarios (Complete)
Models the impact of different interest-rate and rental-increase paths on the cash flow estimate over the projection horizon. Scenarios are illustrative only and are not forecasts. Lender serviceability, stress-test buffers and policy limits are not modelled.
Hold/Sell scenario estimate
Uses your inputs and assumptions (growth rate, rent growth, interest rate, CGT treatment and costs) to estimate the net after-tax position of continuing to hold versus selling in the current year. It is sensitive to the assumptions you enter and does not account for personal circumstances such as cash-flow pressure, liquidity needs, portfolio concentration, lender requirements, or non-financial factors. It is not a recommendation to hold or sell.
Versioning
Each spreadsheet shows its Edition (tier), Financial Year, Version, and "Last Updated" date on the Getting Started tab. Material corrections are logged publicly on our Corrections Policy page and, where they could have affected outputs you relied on, communicated by email to buyers of the affected spreadsheet version.
Spreadsheet Assumptions v1.0 — effective 22 Apr 2026. This public page mirrors the in- spreadsheet Assumptions tab so the scope of what is modelled is visible before purchase.