A basic Negative Gearing Calculator is FREE for download. It can show how much you need to invest and how much you may gain when you sell it in the future.

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Negative Gearing Calculator suits different levels of investors with four versions: Free version, Standard version (from $44.99), Professional version (from $64.99), and Ultimate version (from $149.99).

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"I have used the free Negative Gearing Calculator and like it much better than any others I have bought. It focuses on the essential facts and presents them in a much clearer format." - Mark

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NRAS Investment Property Calculator

The NRAS Investment Property Calculator will show how much you need to invest and how much capital gain you might get - up to four (4) investors by investing an NRAS property.

Note: You will get $64.99 FREE bonus (see the table below) when you purchase the NRAS Investment Property Calculator.

Free Bonus Value Total Value
1. Lifetime Free Update $64.99 $64.99

NRAS is the National Rental Affordability Scheme. It is a long term commitment by the Australian Government to invest in affordable rental housing. The Scheme offers annual Incentives for ten years on the condition that throughout the ten year period the dwelling is rented at 20 per cent below the market rent to eligible low and moderate income households. More information about National Rental Affordability Scheme.

Here is a screen shot that will give you a better idea that what you need to do and how this NRAS property calculator can help you on property investment.

This calculator is built in Microsoft Excel worksheet. You need to have Microsoft Excel 2000-2010 and Microsoft Windows to use it.

NRAS Property Investment Calculator

View full size image of NRAS Investment Property Calculator

This NRAS Investment Property Calculator give you much more information on costs, tax, return etc.

It allows you to simulate up to four people to co-invest on one property. It also shows the weekly cost and the future ROI for each individual investor.

It predicts up to 30 years cash flow of both pre-tax and after-tax.

It estimates property market value for future 30 years based on the capital growth rate that you set.

It calculates who pays for your investment property and how much on a weekly basis - from year 1 to year 30. Charts are included to illustrate the percentages.

It automatically calculates the income tax before and after deductions.

It automatically populates all the government tax, duties, and the capital works deductions (construction cost depreciation).

It will clearly tell you whether the investment property you want to purchase is a negative gearing one or a positive cashflow property.

It allows you to estimate property across all Australia states.

Please note: This NRAS investment property calculator is built based on the following assumptions.

(1) It is assumed the investor has an interest only (unless otherwise stated) home loan and the interest is deductible for tax purposes.

(2) When calculating the Capital Works Deductions, it assumes that the construction of the property started after 15 September 1987 and therefore the depreciation deduction is claimed for 40 years from the date construction was completed at a rate of 2.5% per year. Please note: You can manually adjust the depreciation deduction values from year to year if this assumption does not suit your situation.

(3) When calculating the tax payables, the tax rates applicable to Australian residents are used and the 1.5% Medicare Levy based on the individual Medicare Levy threshold is included where applicable. The calculator does not incorporate any other factors that might influence the amount of tax payable, such as Medicare levy surcharge, HECS contributions, any rebates, and deductions.

(4) The discount method is used to calculate capital gain tax if you hold the property for at least 12 months. The discount percentage is 50%.

(5) All months are assumed to be of equal length. One year is assumed to contain exactly 52 weeks or 26 fortnights. This implicitly assumes that a year has 364 days rather than the actual 365 or 366.

More screen shots of the NRAS Investment Property Calculator

NRAS Property Investment Calculator - 30 Years Summary

View full size image of NRAS Property Investment Calculator - 30 Years Summary

NRAS Property Investment Calculator - Property 30 Years Details

View full size image of NRAS Property Investment Calculator - Property 30 Years Details

If you want to compare a NRAS investment property to a normal investment property, you can purchase the Normal vs NRAS Investment Property Calculator for $74.99.

Refund Policy: If you are having issues with a product and need assistance with downloading and/or using the product, please contact us before you ask for a refund as we are confident that we will be able to resolve the issues. If we cannot help you, full refund will be offered within 30 days from the date of purchase. Negative Gearing Calculator will do our best to satisfy all refund requests from customers in a courteous, timely, and fair manner. Again, it will be very much appreciated if you can let us to rectify any issues you are having before asking for a refund.

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The Calculator will be sent to you via email.

Cost - Personal Use: $64.99

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Cost - Commercial Use: $129.99

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File Type
.xlsx - Excel Spreadsheet


File Size

Microsoft Excel® 2007, 2010, 2013
Microsoft Windows®

Please use the Contact Form if you have questions.

© 2010-2018 Negative Gearing Calculator - A licensed reseller of Investment Property Calculator. All Rights Reserved.

All the calculators are built in Excel spreadsheet. You need to have Microsoft Excel 2007 & Above and Microsoft Windows to effectively use them.

** Disclaimer: All the Calculators are built for residential rental properties. Using any calculator from Negative Gearing Calculator for commercial property investment (e.g. retail shop, office etc) is at your own risk. All the information and calculators are for general information and education purposes only. Neither Negative Gearing Calculator nor our partners should be liable for any direct or consequential loss or damages arising to you or any third parties as a result of relying on the information or calculators provided on this website.