Australian Property Investment Spreadsheet (Google Sheets)
Model negative gearing, CGT, land tax, depreciation, and long-range cash flow in one place. Built for investors who want clear numbers before paying for another accountant modelling session.
All calculations linked
One input change updates everything
Works in Google Sheets
Share with your accountant, no installs
One-time purchase
No subscription. Yours to keep and edit
Available spreadsheets
Australian Property Investment Spreadsheet
Stop guessing what your portfolio really costs. Model negative gearing, CGT, land tax, depreciation, and hold-vs-sell outcomes across all states.
ATO Rental Property Worksheet (Australia)
Tax-return-ready worksheet for rental income, expenses, deductions, and net rental loss using current ATO rates.
Compare tiers at a glance
Pick the tier that matches how many properties you need to model and how far ahead you want to project.
| Feature | Starter | Pro (Best Value) | Complete |
|---|---|---|---|
| Price | $14.99 | $24.99 | $39.99 |
| Properties supported | 1 | Up to 3 | Up to 5 |
| Projection horizon | Current year | 10 years | 30 years |
| Hold-vs-sell analysis | No | Yes | Yes |
| Lifetime annual rate updates | No | No | Yes |
Hold-vs-sell in plain dollars
Not sure whether to sell this year or hold longer? Pro and Complete tiers compare your estimated CGT and after-tax outcome across multiple exit timelines, so you can see the cost of selling too early.
Worked example
A two-property portfolio at 6.2% interest can look cash-positive before tax, then turn cash-negative after land tax and maintenance. Seeing the full connected model helps prevent false confidence before purchase.
How it works in 3 steps
- Make your own copy in Google Sheets.
- Enter income, loan, rent, expenses, and land values.
- Review after-tax cash flow, CGT, and hold-vs-sell outcomes.
Not sure yet? Start with the free negative gearing calculator.