Plinth is the dual-regime calculator for Australian property investors. Pre-1-July-2027 versus post-1-July-2027, every state encoded, every rate dated.
| Outcome · example $850k property | Buy today | 1 Jul 2027 · established | 1 Jul 2027 · new build |
|---|---|---|---|
| Negative gearing | Deductible | Ring-fenced | Deductible |
| Year 1 after-tax cashflow | −$20,670 | −$28,010 | −$20,670 |
| Annual loss ring-fenced | $0 | $24,465 | $0 |
Negative gearing on established residential property is being ring-fenced from 1 July 2027. New builds keep full negative gearing. Properties owned at 7:30pm AEST on 12 May 2026 are grandfathered. If you cannot tell which bucket your property falls into, your existing calculator cannot help you.
The 50 per cent CGT discount is gone from 1 July 2027. In its place: cost base indexation plus a 30 per cent minimum effective tax rate on real gains. Split-period rules apply to properties held across the transition. Plinth runs the maths for both regimes and shows you the difference.
Stamp duty schedules, land tax thresholds, foreign-purchaser surcharges, first-home-buyer exemptions and Help to Buy caps. All eight states and territories, all current as of the date stamped at the top of every page.
A$79 one-off
Negative Gearing & CGT Dual-Regime Calculator (Excel / Google Sheets)
Delivered by email straight after purchase. 7-day refund, plus your full rights under Australian Consumer Law.
Plinth is a calculator, not a substitute for advice. It models the scenarios you enter so you walk into your accountant's office already understanding the numbers, which usually makes that conversation shorter and cheaper. For decisions specific to your situation, see a registered tax agent or AFSL holder.
Every rate, federal tax brackets, state stamp duty and land tax schedules, and the new 2026 budget rules, is version-tagged and dated at the top of every sheet. When the ATO or a state revenue office changes something, an updated version lands in your inbox for 12 months.
After you buy, you'll get an email with a download link to the spreadsheet. If anything doesn't load or doesn't match your situation, just reply to that email.
That is the date the new negative gearing and CGT rules switch on. The calculator handles the cutover automatically, so you do not need to buy a new version. The dual-regime engine was built for the transition from day one.
Email within 7 days for a refund. Your rights under Australian Consumer Law apply on top of that and never expire.