Property Investment Spreadsheet (Australia)
Australian property investment spreadsheet with negative gearing, CGT, land tax, depreciation, and cash flow modelling in one Google Sheets template.
Two types of depreciation
Division 43 + Division 40
The ATO allows deductions for both building structure and plant & equipment
A quantity surveyor's depreciation schedule typically identifies significant deductions, particularly for properties built after 1985. This spreadsheet models both categories automatically.
What this spreadsheet calculates
After-tax holding cost
See exactly what a property costs you out-of-pocket each week.
One-time purchase from
$14.99
Google Sheets — yours to keep and edit
Not a replacement for professional advice
A common starting point: rough figures in a notebook or basic spreadsheet, with key variables like tax offsets and depreciation left to the accountant.
| Year | Gross Rent | Total Expenses | Net Income | Tax Saving | After-Tax Cost | Cumulative Savings |
|---|---|---|---|---|---|---|
| 1 | $26,000 | -$38,180 | -$12,180 | $8,200 | -$5,148 | $8,200 |
| 2 | $26,780 | -$38,945 | -$12,165 | $8,195 | -$5,130 | $16,395 |
| 3 | $27,583 | -$39,724 | -$12,141 | $8,188 | -$5,109 | $24,583 |
| 4 | $28,410 | -$40,518 | -$12,108 | $8,178 | -$5,086 | $32,761 |
| 5 | $29,263 | -$41,329 | -$12,066 | $8,166 | -$5,058 | $40,927 |
Every number calculated automatically. 10-year projections. All states. Hold-vs-sell comparison. Updated for 2025-26 ATO rates.
Pricing tiers
Starter
Analyse a single investment property in one state
- Single property analysis
- Single state land tax calculation
- Current financial year (2025–26 ATO rates)
- Basic negative gearing tax savings
- Gross and net rental yield
- Weekly out-of-pocket cost after tax
- Google Sheets — works on any device
Pro
Up to 3 properties across all states with 10-year projections and hold-vs-sell analysis
- Everything in Starter, plus:
- All Australian states and territories
- Compare up to 3 properties side-by-side
- 10-year cash flow projection with capital growth
- Hold vs sell analysis with CGT estimate
- Depreciation modelling (Div 40 + Div 43)
- Detailed expense tracking (18+ categories)
- Net rental yield with all expenses included
- Rent vs Buy comparison (rentvesting analysis)
- Interest rate sensitivity analysis
- Printable property summary reports
Complete
Up to 5 properties with 30-year projections and lifetime rate updates
- Everything in Pro, plus:
- Up to 5 property portfolio analysis
- 30-year projection model
- Rent vs Buy comparison with ETF alternative analysis
- Portfolio-level tax optimisation
- Lifetime updates (new rates each financial year)
- Bonus: Investment property deductions checklist
- Bonus: EOFY tax planning guide
- Bonus: Property investment decision framework
- Priority email support
General information only — not a replacement for professional tax advice. Full disclaimer · Terms of service
Why a spreadsheet?
Tax calculations are deterministic: a specific income, property value, and state produce a specific tax outcome. A spreadsheet applies the exact published rates and lets you model scenarios with your own numbers, saving you from building complex 30-year cash flow formulas from scratch.
The free calculators on this site handle individual calculations — negative gearing, CGT, land tax, rental yield. The spreadsheet integrates them into one model so that related figures stay connected:
- After-tax weekly holding cost (combining rental income, loan repayments, tax savings, and expenses)
- Projected cash flow over 5, 10, or 30 years with adjustable growth assumptions
- Interest rate sensitivity — adjust the rate and see the effect on every linked figure
- Land tax comparison across states for the same property value
- Hold-or-sell analysis with estimated CGT on disposal
Change one input and every downstream number updates.
Common use cases
- Estimating the after-tax weekly holding cost of a property before purchasing
- Comparing the land tax impact of buying in different states
- Modelling whether to hold or sell a property, including estimated CGT on disposal
- Projecting cash flow over multiple years with adjustable growth and interest rate assumptions
- Preparing a rental property summary before meeting with an accountant
Included calculations
This spreadsheet integrates negative gearing, CGT, land tax, depreciation, rental yield, and cash flow into one model:
- Negative gearing tax savings (using current marginal tax rates)
- Capital gains tax estimates (with 50% discount and cost base adjustments)
- State land tax (all Australian states and territories)
- Depreciation (Division 40 plant and equipment + Division 43 capital works)
- Net rental yield (with 18+ expense categories)
- Multi-year cash flow projections (with capital growth and interest rate modelling)
The spreadsheet is delivered as a Google Sheet, accessible on any device.
What you get
All tiers include:
- Ready-to-use Google Sheets template — make a copy and start entering your numbers in minutes
- All formulas built in — no manual calculations
- 2025–26 ATO tax rates, Medicare levy, and LITO
- Getting-started guide with step-by-step instructions and worked examples
- Clear cell formatting showing which cells to edit and which are calculated
- Sources tab linking every rate and threshold to its official ATO or state government source
Australian tax rules only
Every rate and threshold is sourced from the ATO and state revenue offices. This is not a US template adapted for Australia — all formulas are built on Australian tax legislation.
The progressive tax brackets, the LITO phaseout, the Medicare levy, and the state-specific land tax thresholds are modelled on the published rates for the current financial year.
What’s NOT included in the free calculator
The free web calculators on this site handle individual calculations one at a time. The spreadsheet adds the features that serious property investors need:
- Multi-year projections (10-30 years) — see how your cash flow changes as rent rises, loans amortise, and depreciation declines
- Multi-property portfolio modelling (up to 5 properties) — track how each purchase affects your marginal tax rate and total out-of-pocket cost
- Hold-vs-sell scenario comparison — model your CGT at different exit years alongside continued holding costs
- Data persistence and customisation — save your numbers, adjust assumptions, and revisit scenarios any time
- Shareable with your accountant — send a link instead of explaining your numbers from memory
Why choose this spreadsheet?
Similar property investment Excel tools from other providers cost $99-$199 — and they’re password-locked, Windows-only, and cannot be customised. Our Pro tier gives you comparable analysis for $24.99 in Google Sheets that works everywhere and is fully editable.
| Feature | Other providers | Property Tax Tools |
|---|---|---|
| Price (comparable tier) | $99-$199 | $24.99 |
| Format | Password-locked Excel | Open Google Sheets |
| Device support | Windows/Mac desktop only | Any device |
| Customisable formulas | No — locked | Yes — fully editable |
| Multi-state land tax | Per-state pricing ($59/state) | All states included |
| CGT hold-vs-sell analysis | Not available | Included in Pro |
Complete tier — over $150 in value for $39.99. The Complete tier includes lifetime rate updates (value: $99 — other providers charge this annually), an investment property deductions checklist (value: $29), and an EOFY tax planning guide (value: $29). Plus 30-year projections and 5-property portfolio analysis.
Need a commercial licence for your practice? Accountants and financial advisers can contact us for volume pricing on commercial licences.
Try before you buy
Not sure if you need the spreadsheet? Start with our free calculators:
- Negative Gearing Calculator — see your tax savings and weekly out-of-pocket cost
- Capital Gains Tax Calculator — estimate CGT when you sell
- Land Tax Calculator — compare land tax across states
- Rental Yield Calculator — calculate gross and net rental yield
- Investment Property Calculator — all-in-one analysis
- Rentvesting Calculator — compare renting while investing vs buying a home
The free calculators handle one calculation at a time. The spreadsheet connects them so that changing one assumption updates every related figure.
Get your spreadsheet
Secure checkout via Payhip.
Pro
Up to 3 properties across all states with 10-year projections and hold-vs-sell analysis
Secure payment via Payhip. Delivered to your email after purchase.
General information only — not tax, financial, or legal advice. By purchasing you acknowledge our Terms of Service and Disclaimer . Consumer guarantee rights under Australian Consumer Law apply.
Frequently asked questions
Does the spreadsheet include a rent vs buy comparison?
What format is the spreadsheet?
Do I need to install anything?
Can I use it on my phone?
Are the tax rates current?
Can I update the rates myself?
How is this different from the free calculators on this site?
How does the hold vs sell analysis work?
Do I need Excel?
Is this financial advice?
What if the formulas are wrong?
How do Complete tier updates work?
Can I get a refund?
Stay updated on ATO rate changes
Receive updates when tax rates change and practical tips for Australian property investors. We cover negative gearing, depreciation, CGT, and land tax.
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