Australian Property Investment Spreadsheet (Google Sheets)
Choose the path that fits your stage: free calculators for quick checks, the worksheet for one-property tax time, or the full spreadsheet for multi-property scenarios and hold/sell scenario estimates.
Choose your starting point
Quick check
Free calculators
Best when you want a fast negative gearing, CGT, yield, or land-tax estimate before committing to a file.
Start with calculatorsTax time
ATO worksheet
Best for one property, one financial year, and a cleaner accountant handover without the bigger planning tabs.
View worksheetScenario modelling
Full spreadsheet
Best for comparing properties, projecting 10-30 years ahead, and running hold/sell scenario estimates in one model to discuss with your adviser.
View full spreadsheetAlready bought?
Setup and upgrade
Use the getting-started guide to set up your copy, then use the upgrade guide when a refreshed workbook is released.
Linked formulas update automatically
Check outputs against sources before use
Works in Google Sheets
Share with your accountant, no installs
One-time purchase
No subscription. Yours to keep and edit
Available spreadsheets
Australian Property Investment Spreadsheet
The full planning model for investors comparing purchases, holding periods, refinancing, and multi-property cash flow across all states.
ATO Rental Property Worksheet (Australia)
The simpler tax-time file for one rental property, annual deductions tracking, and a cleaner accountant handover.
Compare tiers at a glance
Pick the tier that matches how many properties you need to model and how far ahead you want to project.
| Feature | Starter | Pro (Most popular) | Complete |
|---|---|---|---|
| Price | $29.99 | $59.99 | $99.99 |
| Properties supported | 1 | Up to 3 | Up to 5 |
| Projection horizon | Current year | 10 years | 30 years |
| Hold/sell scenario estimate | No | Yes | Yes |
| Lifetime annual rate updates | No | No | Yes |
Hold/sell scenario estimate in plain dollars
Weighing up whether to sell this year or hold longer? Pro and Complete tiers estimate the CGT and after-tax outcome across multiple exit timelines so you can structure the discussion with your accountant. The output is an estimate, not a recommendation to sell or hold.
Worked example
A two-property portfolio at 6.2% interest can look cash-positive before tax, then turn cash-negative after land tax and maintenance. Seeing the full connected model helps prevent false confidence before purchase.
How it works in 3 steps
- Make your own copy in Google Sheets.
- Enter income, loan, rent, expenses, and land values.
- Review after-tax cash flow, CGT, and hold/sell scenario estimates.
Before you buy
Compare the worksheet and the full model using the buyer-intent guides, not just the product pages.
After you buy
Keep the operational guides nearby so the file is easier to set up, share, and refresh each year.
Not sure yet? Start with the free negative gearing calculator.