Azure Home Loans
Negative gearing calculator — the 2026 rules, sketched
See what an investment property costs to hold before and after tax, and how the outcome differs across the eligible new build, grandfathered and quarantined pathways. An educational sketch — confirm the rules with a registered tax agent.
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This is not tax advice
The negative gearing rules announced for post–12 May 2026 acquisitions distinguish between new builds and established dwellings, with transitional treatment for existing arrangements. Legislation can change during passage and the ATO determines how it applies in practice. Every figure here is an educational sketch built on published information, not a projection of your tax position.
Confirm current rules at ato.gov.au and with a registered tax agent before making a decision. Azure Home Loans is a mortgage broker, not a tax agent.
How it works
- Set the property and the loanValue, loan amount, rate and whether the loan is interest only or principal and interest. Interest is usually the largest deductible cost, so the structure matters.
- Add rent, expenses and depreciationWeekly rent and annual holding costs give the pre-tax cashflow. Depreciation is a non-cash deduction, which is why the after-tax figure can look very different.
- Compare the pathwaysSet your marginal rate and dwelling type to see eligible new build, grandfathered and quarantined outcomes side by side, and how much of the loss is actually usable.
What this covers
- Pre-tax and after-tax cashflow on a single property
- Eligible new build, grandfathered and quarantined pathways side by side
- Depreciation as a non-cash deduction
- Interest-only versus principal-and-interest structures
- LVR and annual debt service on the sketch
What it does not do
- It is not tax advice and not a projection of your tax position
- It does not model capital gains tax, land tax or ownership structures
- It does not model a portfolio, only a single property
- It does not confirm eligibility for any pathway
- It assumes a depreciation figure rather than preparing a schedule
Need the full deal, not the sketch?
This page answers one question: what does holding this property cost, before and after tax. For yield, purchase costs, cash-on-cash return and a longer projection across a whole deal, use the investor deal analyser, which is built for that job.
The rest of the investor picture
- Investor hub
Structure, lending policy and the questions that decide an investment file.
- Investor deal analyser
Full deal modelling — yield, costs and return over time.
- Investment loans
How investment lending differs from owner-occupier borrowing.
- Budget 2026 — negative gearing and CGT
What was announced and what it means for investors.
- Borrowing power calculator
Why a geared property usually reduces capacity to borrow again.
- LVR calculator
Usable equity in a property you already own.
Negative gearing — frequently asked questions
Working out whether the lending side stacks up?
Tax treatment is one half; servicing is the other. Rental income is shaded and the full repayment counts as a commitment, so a geared property changes what you can borrow next. Bishnu Adhikari can map that before you commit.
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Know the cashflow — ready to check the lending?
Call 0400 77 77 55, WhatsApp, or send an enquiry — Bishnu Adhikari replies directly.
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