Multi-Property Portfolio Projection (10 Years)

Up to 4 properties in a single 10-year projection. Each property has its own price, loan, rent, growth rate, depreciation, and optional sale year. Tax is computed holistically at the portfolio level so negative-gearing losses stack correctly across the progressive income tax schedule.

Yes. Pick a sale year per property. For assets held over 12 months, the calculator applies the 50% CGT discount to the gain accrued before 1 July 2027 and cost base indexation plus a 30% minimum tax to the gain accrued after — the enacted 2026 CGT reform abolishes the flat discount for disposals from FY2027-28 onward. It also nets out selling costs (2.5% agent + $3,000 legal by default) and the remaining loan balance, and flows the proceeds into that year's cashflow. Sold properties drop out of subsequent years.

Each year, all property net rental incomes (positive or negative) are summed into a single portfolio figure, then added to your other taxable income. Tax with and without the portfolio is computed on the full progressive income tax schedule (including Medicare levy). This is more accurate than adding per-property tax benefits, because negative gearing losses from multiple properties can push income into lower brackets.

Since 9 May 2017 (Treasury Laws Amendment — Housing Tax Integrity Act 2017), investors cannot claim Division 40 depreciation on plant and equipment in second-hand residential properties. Only Division 43 capital works (building shell) remains claimable. The calculator enforces this automatically when you select the second-hand category and warns you if you've entered Div 40 amounts.

Use it to stress-test portfolio scenarios: what if rates rise? What if I sell Property 1 in year 5 to deleverage? What if I add a third property in year 3 (enter it with building age reflecting when you buy, and the projection starts from year 1 of ownership for each property)? The calculator is for planning only — consult a tax adviser for actual ATO lodgment.

Enacted 26 June 2026, the reform abolishes the 50% CGT discount for individuals, trusts and partnerships from 1 July 2027, replacing it with cost base indexation (12+ month holds) plus a 30% minimum tax on the post-reform gain. A sale year in your projection that falls before 1 July 2027 keeps the old 50% discount in full; a sale year after that date splits the gain at the reform date's market value — the pre-reform share stays discounted, the post-reform share is indexed and taxed at the greater of your marginal rate or 30%. This makes selling before the reform date, or timing a sale for a lower-income year, more valuable than it was under the old flat-discount math. See what passed in the 2026 CGT reform or model a single disposal with the CGT discount reform calculator.