Owner-Occupied vs Investment Calculator

AusProperty.News Calculator

Owner-occupied vs investment

Compare the same home as a place to live versus a rental: upfront costs, yearly cash flow, tax, and net wealth over time, including the 1 July 2027 negative gearing and CGT reforms.

The property

State or territory

Property type

Purchase price$

Land value (for land tax)$

I would be a first home buyer (owner-occupier only)

Owner-occupiers are exempt from land tax and CGT on the family home. Property type drives the 2027 negative gearing and CGT treatment (new builds keep negative gearing and the 50% CGT discount option).

Loan & income

Deposit$

Interest rate% p.a.

Loan termyears

Your taxable income$

Repayment type

Income sets your marginal rate. P&I builds equity through principal repayments; interest-only keeps the loan balance flat.

Investment assumptions

Expected rent$ /wk

Annual ownership costs$

Management% rent

Vacancywks/yr

Depreciation$ /yr

Projection settings

Capital growth% p.a.

Rent growth% p.a.

Cost inflation / CPI% p.a.

Hold periodyears

CPI is also used to index the cost base for CGT on sales after 1 July 2027, in line with the new rules.

Net wealth if sold at end of year 10, after tax & selling costs

Owner-occupied

CGT-free home

Investment

after CGT

Net wealth over time

Owner-occupied Investment

Net wealth = property equity minus selling costs, cumulative after-tax holding costs and (for the investment) CGT, if sold at the end of that year. Both start with the same deposit. The owner-occupied line does not credit the rent you save by living in the home — that saving (broadly the rent shown on the investment side) is the owner-occupier's main financial benefit and would lift that line substantially.

Year-one snapshot

Estimates only, not financial or tax advice. Rates verified July 2026: ATO resident marginal rates (15/30/37/45%) plus the 2% Medicare levy; each state's transfer duty and land tax scales. From 1 July 2027 (now law): negative gearing on residential property is limited to new builds, and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax rate. This tool assumes a purchase made now (not grandfathered) and applies those rules to established properties from year two; new builds retain negative gearing and the 50% discount. CGT modelling is simplified (whole-of-gain treatment, flat depreciation, land value held constant for land tax). First home relief, LMI, foreign surcharges and depreciation entitlements vary by circumstance. Confirm with a licensed adviser and: ATO 2027 reforms, ATO rates, Revenue NSW, SRO VIC, QRO, RevenueWA, RevenueSA, SRO TAS, ACT Revenue, Territory Revenue NT.