Property Investment Spreadsheet Australia | Google Sheets Template

If you are comparing paid property investment spreadsheet templates in Australia, this is the Google Sheets version built for buyers who want more than a one-off calculator result. Use it for reusable scenario modelling, hold/sell scenario estimates, and property-by-property cash flow modelling in one connected file.

Starter covers one-property tax-time recordkeeping, Pro covers up to 3 properties and 10-year projections, and Complete covers up to 5 properties and 30-year portfolio modelling. Outputs are estimates based on your inputs and assumptions — not tax, financial, legal or investment advice.

If you arrived here from a calculator or tax table, match the tier to the spreadsheet scope you need. Starter keeps one property organised for tax-time handover. Pro connects up to 3 properties with land tax, depreciation, CGT, and 10-year cash flow. Complete is for portfolio-level modelling across up to 5 properties and longer 30-year scenarios.

If your search is really for an investment property tax deductions spreadsheet, this page is the broader option: it tracks deductible categories, depreciation, land tax, and negative gearing, then carries those deductions through to after-tax cash flow and sale modelling. If you only need one-property tax-time records, start with the ATO rental property worksheet.

Use the smallest tier that fits the recordkeeping or modelling scope: Starter for tax-time records, Pro for a practical multi-property model, and Complete when a longer portfolio view matters more than a quick one-property file.

Budget 2026 update: current-law spreadsheet model

The 2026-27 Federal Budget announced CGT and negative-gearing changes from 1 July 2027. This spreadsheet still models the supported 2025-26 current-law settings described on this page and in the workbook notes. It does not include a 2027 Budget mode, new-build CGT choice, or established-housing transition rule. Read the Budget 2026 CGT and negative gearing explainer for the official-source summary before treating long-term scenarios as adviser-ready assumptions. (Budget 2026-27 - Tax reform)

Why a spreadsheet?

Common tax rates and thresholds are modelled from published ATO and state revenue office sources, so for a given set of inputs the spreadsheet produces an estimate you can reproduce. The spreadsheet applies those rates and lets you model scenarios with your own numbers, saving you from building complex 30-year cash flow formulas from scratch. Outputs remain estimates subject to your inputs and the assumptions listed on the Spreadsheet Assumptions page.

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, modelled tax effects, 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/sell scenario estimate with estimated CGT on disposal

Change one input and every downstream number updates.

Common use cases

• Estimating after-tax weekly holding-cost scenarios for a potential property
• Comparing the land tax impact of buying in different states
• Modelling hold/sell scenario estimates, 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:

1. Negative gearing tax-effect estimates (using current marginal tax rates)
2. Capital gains tax estimates (with 50% discount and cost base adjustments)
3. State land tax (all Australian states and territories)
4. Depreciation (Division 40 plant and equipment + Division 43 capital works)
5. Net rental yield (with 18+ expense categories)
6. Multi-year cash flow projections (with capital growth and interest rate modelling)

The spreadsheet is delivered as a Google Sheet, accessible on any device.

Deductions tracking without missed categories

The spreadsheet is designed to work like an investment property tax deductions spreadsheet, not just a simple yield model. Pro and Complete include 18+ expense categories, depreciation inputs, land tax, borrowing-cost context, and the negative gearing impact of those deductions in the same file.

That matters because the categories investors most often miss are usually the ones that sit outside a simple rent-minus-interest view: depreciation, land tax, borrowing costs, landlord insurance, and body corporate items. If deductions tracking is your main goal, compare this page with the ATO rental property worksheet and the investment property deductions guide.

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

Already bought? Use these pages next

• Getting started guide — make your copy, enter your first property, and read the main result tabs
• Upgrade guide — move inputs to a fresh version when a validated update is released
• Spreadsheet hub — compare the worksheet and full model again if you are deciding which tier or file to keep using

Compare tiers quickly

Starter is for EOFY recordkeeping. Pro is for up to 3 properties, land tax, depreciation, CGT, refinancing scenario inputs, and hold/sell scenario estimates.

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 financial year shown on this page.

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/sell scenario estimate — model estimated CGT at different exit years alongside projected holding costs (outputs are estimates, not recommendations)
• 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 use this spreadsheet?

Many property investment spreadsheet options differ less by headline price than by format, editability, and how easily you can reuse your scenarios. This model is built in Google Sheets so you can keep your own copy, review formulas, adjust assumptions, and share a link with your adviser when you want a second opinion.

Complete tier bonuses. The Complete tier adds tax-year rate updates for the supported financial years (noted on the Getting Started tab), an investment property deductions checklist, and an EOFY record-keeping checklist, on top of 30-year projections and 5-property portfolio scenario modelling.

Business licence for accountants and advisers

If you want to use the spreadsheet inside an accounting, mortgage, buyer’s-agent, or financial advice practice, contact us for the right business licence instead of buying a personal tier.

Business licences are intended for internal business use only: internal reviews, staff workflow, or scenario modelling inside one business. They do not allow resale, white-labelling, redistribution, client-facing advice, lodgement support, or use as a tax, financial, legal, lending, or investment advice service. Your business remains responsible for its own licensing, client advice, suitability checks, file notes, and professional obligations.

Need a business licence now? Contact us with your use case and preferred tier. We will confirm the right licence and pricing for your practice.

Try before you buy

Not sure if you need the spreadsheet? Start with our free calculators:

• Negative Gearing Calculator — estimate the tax effect 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. If you have already used the calculators and want to keep the scenario, this is the step where the one-off estimate becomes a reusable model.