Model PPOR, investment properties, sales, purchases & tax under different rate / CPI / growth paths. Reflects FY2024-25 brackets, 2025-26 rate cuts, and 2026-27 NG / CGT reforms.
⚠️ For education only. All numbers shown are rough estimates from a simplified model. Do not rely on this for any financial decision. The author accepts no responsibility for any calculation, output, or action you take based on this tool.
Advanced: override mortgage rate per year
By default, the rate path uses the Variable mortgage rate now, Mortgage rate yr 5+ and Rate path selectors.
Use this to override the owner-occupier base rate for specific years (investment loans still add +0.30%). Leave a year blank to use the automatic path.
⚠️ Read this first
This tool is a toy simulator for educational purposes. It is not financial, tax, legal, or investment advice.
The model is heavily simplified — stamp duty, CGT, depreciation, land tax, and interest rates use rough approximations.
Outputs may be wildly wrong for your situation.
Australian tax and property law change frequently; numbers here may already be out of date.
The author accepts no responsibility for any calculation on this page or any decision you make based on it.
Talk to a licensed financial adviser, accountant, and mortgage broker before making any real property decision.
Built entirely by Claude Code using the Opus 4.7 model.
Created May 2026. The author wrote no code by hand — bugs, simplifications and any incorrect modelling are limitations of the AI-generated output.
Strategies to compare
Up to 5 scenarios run side-by-side
Overview
Cashflow
Tax & deductions
Year-by-year
Rate path
Net wealth end of each year, nominal
Net wealth real, today's dollars
Property equity
Cash savings balance
After-tax free cashflow per year
Cumulative free cashflow
Annual tax paid
Negative-gearing deduction used
CGT events
Nominal $. Property values are end-of-year.
Modelled mortgage rate path
Investment loans are modelled at +0.30% on the base owner-occupier rate. Repayments are P&I unless an event sets Interest-Only. Offset / redraw and fixed-rate periods are not modelled — assume variable.
How to use this Australian property strategy simulator
Use this free calculator to compare Australian property investment decisions including keep or sell, owner-occupier upgrades, rentvesting, and refinancing scenarios across different CPI, interest-rate, rent-growth, and capital-growth assumptions.
What the simulator models
The simulator estimates year-by-year cashflow, tax, negative gearing deductions, CGT outcomes, property equity, and net wealth with configurable assumptions for stamp duty and depreciation settings across Australian states and territories.