Is Negative Gearing Worth It?
Negative gearing is one of Australia's most discussed tax strategies. But does the tax benefit actually make you better off? Here's the reality — even at the highest marginal rate, you're still losing money each year unless capital growth makes it up.
A property is negatively geared when your expenses (loan interest, rates, insurance, repairs) exceed your rental income. The resulting loss can be deducted from your other income, reducing your tax.
Example: $10,000 rental loss
Tax benefit (37% rate)
| Marginal rate | $10,000 loss | Tax benefit | Real cost |
|---|---|---|---|
| 19% | −$10,000 | $1,900 | −$8,100 |
| 30% | −$10,000 | $3,000 | −$7,000 |
| 37% | −$10,000 | $3,700 | −$6,300 |
| 45% | −$10,000 | $4,500 | −$5,500 |
| 47% (incl. ML) | −$10,000 | $4,700 | −$5,300 |
Even at the highest tax rate, you're still losing money each year. The strategy only works if capital growth makes up for these losses.
Depreciation is a non-cash deduction that can significantly impact your position. You claim wear and tear on the building and fixtures without actually spending money that year.
Does negative gearing mean I get free money from the ATO?
No. Negative gearing means you're making a loss on your investment property—your expenses exceed your rental income. The tax benefit only offsets part of that loss. You're still out of pocket, just less than you would be without the tax deduction.
What marginal tax rate makes negative gearing worthwhile?
Negative gearing provides more benefit at higher tax rates. At 47% marginal rate, nearly half your loss is offset by tax savings. At 19%, you only get back 19 cents per dollar of loss. The strategy is most effective for those in the 37% or higher tax brackets.
Should I pay down the loan or keep it interest-only?
Interest-only loans maximise your deductible interest expense. However, you should balance tax benefits against the long-term cost of not paying down principal. Many investors use interest-only for 5-10 years while building equity through capital growth.
Is positive gearing better than negative gearing?
Positive gearing means you're making a profit, which is generally better for cash flow and financial security. However, you'll pay tax on the profit. The best strategy depends on your goals—cash flow vs capital growth—and your tax situation.