Australian residential property decision support

State-based duty and ATO tax bands

See what a property really costs before you commit.

A calmer, clearer way to assess the real weekly and annual cost of buying and holding residential property in Australia, without jumping between separate calculators.

One credible frameworkPurchase costs, repayments, rent, and tax implications brought into one view.
Transparent assumptionsState-based stamp duty, LMI estimates, and visible tax settings you can challenge.
Built for real decisionsUseful for buyers, investors, brokers, and advisers reviewing scenarios together.
Estimated weekly cost after tax$784

Upfront capital is likely to be the first gating decision in this scenario.

True weekly cost front and centreTotal upfront cash shown clearlyComparison-ready for client conversations
Why it feels trustworthySpecific, not vague

Clear assumptions, state-based duty estimates, and visible tax methodology create confidence through transparency.

Why it is usefulBuilt around the decision

The page is organised around one question: what this property is likely to cost you to buy and hold.

Why people keep it openEasy to compare and revisit

Scenario mode, the property brief, and visible assumptions make it easier to review options with consistency.

A Better Property Decision Frame

Most buyers see the purchase price first and the holding cost second. Stronger decisions usually happen the other way around: you clarify entry cost, holding cost, and tax effect before you get emotionally attached.

1. Establish the entry hurdleDeposit, stamp duty, and LMI

See the true upfront cash requirement early, because capital friction often decides what is realistic.

2. Test the holding loadRepayments, costs, rent, and tax effects

See the real annual and weekly cash cost that leaves your account after rent and estimated tax effects.

3. Pressure-test the tax effectMarginal rate and deductible loss

For investment property, estimate how much of the year-one holding cost may be offset by tax outcomes.

Property Inputs

Start with the few inputs that drive most decisions. Add advanced estimates only if you want to refine the output.

Property purpose

Key result

True Weekly Cash Cost After Tax

$784

Estimated weekly cash cost after rent and any estimated tax effect, including principal repayments.

Annual Cash Out-of-Pocket Cost$40,777
Total Upfront Cash Required$418,375
Estimated Tax Refund$20,070
Estimate only. Interest and eligible rental-property costs may be deductible for investment property, but principal repayments are not. Capital allowances are optional non-cash deductions, and stamp duty estimates are state-based only.

Detailed Results

These figures are estimates only and are intended for decision support.

Repayments + property costs - rent - estimated tax refund= $40,777

Buy-In Cost

What you need to get into the property.

Deposit amount
$340,000
Stamp duty
$78,375
Estimated LMI
$0
Total upfront cash required
$418,375

Loan And Repayments

How the loan is structured and what the first year of repayments looks like.

Loan size
$1,360,000
Annual principal + interest repayments
$97,847
Estimated year-1 principal

This is a cash outflow that reduces the loan balance, rather than a deductible expense.

$16,247
Estimated year-1 interest

Approximate estimate based on the opening loan balance.

$81,600

Income And Tax Effect

The main offsets that may reduce the cash strain of holding the property.

Estimated annual rent

Weekly rent multiplied by 52. Excluded automatically for owner occupier scenarios.

$52,000
Deductible holding costs

Council rates, land tax, insurance, agent fees, repairs, and other deductible running costs.

$15,000
Capital allowances

Estimated depreciation or capital works deductions. These can improve the tax result without being a cash cost.

$0
Deductible loss

Interest, eligible holding costs, and any capital allowances may be deductible. Principal is not.

$44,600
Effective marginal tax rate

The tax rate used in this estimate. Choose the bracket or manual rate that best matches the person claiming the deduction.

45%
Estimated tax refund

Estimate only. Tax outcomes depend on ownership, borrowing structure, and personal circumstances.

$20,070

What It Really Costs

Your bottom-line cash view after repayments, rent, and estimated tax effects.

Annual cash out-of-pocket cost

Includes principal, because this is the actual cash that still needs to be funded.

$40,777
True weekly cash cost after tax

This remains the headline cash-flow number and includes principal repayments.

$784

What Matters Most

Short observations based on your current scenario.

Compared with 5% deposit, this setup reduces your annual out-of-pocket cost by $13,784.

Most of your year-one loan repayment is driven by interest, not principal.

This estimate assumes interest, eligible holding costs, and any capital allowances may create a deductible loss of $44,600, with tax effects valued at roughly 45% while principal repayments remain non-deductible.

Comparison Mode

Compare 5%, 10%, and 20% deposit paths, or enter a second scenario manually.

Comparison type
5% deposit
10% deposit
20% deposit
Total upfront cash required
$163,375
$248,375
$418,375
Loan size
$1,666,680
$1,563,660
$1,360,000
Estimated annual rent
$52,000
$52,000
$52,000
Annual repayments
$119,911
$112,499
$97,847
Estimated tax refund
$28,350
$25,569
$20,070
Annual cash out-of-pocket cost
$54,561
$49,930
$40,777
Weekly cash cost after tax
$1,049
$960
$784

Property Brief Snapshot

Placeholder for a polished printable brief or future PDF export.

StateNSW
Purchase price$1,700,000
Loan size$1,360,000
Estimated annual rent$52,000
Upfront cash$418,375
Weekly cost after tax$784

Turn This Into A Real Next Step

The strongest version of this tool is not the calculation. It is what you do with the decision afterward.

Save this scenario

Keep a record of the property and compare it against future opportunities.

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Review it with a broker

Use this brief to validate the lending assumptions and sense-check the structure.

Request broker review
Share the brief

Send the same scenario to your partner, adviser, or buyer’s agent for one cleaner conversation.

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Share or Save This Scenario

Placeholder for a future client-ready workflow for couples, brokers, and buyer’s agents.

Assumptions and Disclaimer

This tool is for educational decision support only.

All figures are estimates only, including stamp duty, LMI, rent, tax outcomes, and annual property costs.

Automatic stamp duty estimates use the selected state or territory only and do not yet include first-home or concession rules.

For investment scenarios, this tool assumes interest, eligible holding costs, and any entered capital allowances may be deductible, while principal repayments are not.

Capital allowances are a non-cash estimate only and are usually confirmed through a depreciation schedule or tax advice.

Land tax, insurance, agent fees, repairs, and other holding costs can now be entered separately to make the deductible-loss estimate easier to follow.

For owner occupier scenarios, rental income, deductible loss, and tax refund outputs are excluded from the calculation.

Tax outcomes depend on personal circumstances and should be reviewed with an accountant or adviser.

This calculator is not personal financial advice, tax advice, or credit advice.