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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 2020-01-01

From 2022-01-01

Until 2025-01-01 (sale date)

$
$
$
$
%
%
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
  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

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

  4. 4

    Stage 2: rented — fully exempt

    2022-01-01 to 2025-01-01 (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

    0 taxable days out of 1827 relevant ownership days.

    $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

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.