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Whole-of-life property model

Chain your property's rental cash flow across the full holding period into the eventual sale CGT — one continuous projection.

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Timeline

From 01/01/2020

From 01/01/2022

Until 01/01/2025 (sale date)

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$
$
$
%
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Marginal rate
$

Net lifetime cost

$38,362

Cumulative holding cash flow
-$29,509
Holding-period tax impact
$8,853
Net taxable gain on sale
$0
Estimated CGT payable
$0

Property timeline

The full ownership period behind the numbers below.

Lived in it
Rented out

01/01/2020

Purchased for $500,000

Lived in itRented outLeft vacantBusiness use

01/01/2025

Sold for $800,000

  1. 1

    Projected rental cash flow across the holding period

    3 income-producing year(s) modelled, with rent growing at 3.0%/year and expenses at 2.0%/year.

    -$29,509.00

  2. 2

    Cumulative extra tax paid while holding

    Summed year-by-year tax impact of the rental position, taxed at your marginal rate each year.

    $8,852.70

  3. 3

    Stage 1: main residence — fully exempt

    01/01/2020 to 01/01/2022 (731 days) is fully exempt.

  4. 4

    Stage 2: rented — fully exempt

    01/01/2022 to 01/01/2025 (1096 days) is fully exempt under the 6-year absence rule.

  5. 5

    Calculated gross capital gain

    Sale proceeds ($790,000) minus cost base ($510,000).

    $280,000.00

  6. 6

    Apportioned the taxable gain

    From 01/01/2020 to 01/01/2025 (1827 days), 0 days were taxable (not covered by the main residence or 6-year absence exemption).

    $0.00

  7. 7

    Estimated CGT payable

    Net taxable gain of $0.00 taxed at 30%.

    $0.00

  8. 8

    Combined lifetime tax outcome

    Holding-period tax impact plus the estimated CGT payable on sale.

    $8,852.70

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Assumptions

  • Assumes Australian tax residency for the full ownership period.
  • The 6-year absence rule is only applied to a rented/vacant/business-use stage that immediately follows a main residence stage.
  • No cost-base reset applied — provide a market value at first income use for a more accurate result if the property was rented out after being your main residence.
  • Each property stage's duration is rounded to the nearest whole year for the holding-period cash flow projection.
  • No cash flow is modelled for main-residence, vacant, or other non-income-producing years.
  • The marginal rate used for each holding-period year is recalculated by stacking that year's rental position on your other taxable income, consistent with the negative gearing calculator.

Note

These figures are estimates only, based on the assumptions above. They do not constitute financial, tax, or accounting advice. Please consult a registered tax agent or accountant before making any decisions. We accept no liability for any loss arising from reliance on this calculator.