# PropCalcs

> Free Australian property calculators for buyers, owners, investors and sellers. Built specifically for Australian tax law and the 2026–27 federal budget changes to negative gearing and the CGT discount. No signup, no email capture, no spin.

PropCalcs is an independent, ad-supported calculator suite for Australian residential property. All calculations are performed client-side in the browser — nothing is sent to a server. State-by-state stamp duty, mortgage amortisation, negative-gearing comparisons (current rules vs. the 2026–27 reform), and CGT modelling are presented side-by-side so users can compare scenarios without spreadsheets.

Audience: first home buyers, owner-occupiers, property investors, and accountants advising clients on residential investments.

Jurisdiction: Australia only. All eight states and territories (NSW, VIC, QLD, SA, WA, TAS, ACT, NT) are covered. Currency is AUD. Tax rules reflect ATO and state revenue office settings as at 2026.

## Editorial

- [Learn hub](https://propcalcs.com.au/learn): Index of every explainer on the site. Aggregates and cross-links the in-depth "How it works" and FAQ sections embedded on each calculator page, plus the budget explainer below. Start here for topic navigation.
- [2026–27 budget — housing tax changes explained](https://propcalcs.com.au/budget): Plain-English summary of the housing-related measures in the Australian 2026–27 federal budget — negative gearing quarantining (effective 7:30pm AEST 12 May 2026), CGT reform (effective 1 July 2027 with CPI indexation and a 30% minimum tax floor), grandfathering rules, the new-build carve-out, and worked examples for both regimes. Includes an FAQ.

## Calculators

- [Stamp duty calculator](https://propcalcs.com.au/calculators/stamp-duty): Transfer duty across all 8 states and territories, with first home buyer concessions and exemptions applied automatically. Inputs: purchase price, state, buyer type (first home buyer, owner occupier, investor, foreign). Outputs: duty payable, effective rate, transfer fee, total upfront cost.
- [Mortgage repayment calculator](https://propcalcs.com.au/calculators/mortgage-repayment): Weekly, fortnightly, or monthly home loan repayments with extra repayments factored in. Inputs: loan amount, interest rate, term in years, repayment frequency, optional extra repayment. Outputs: scheduled repayment, total interest, total cost, years to payoff, interest saved from extras, principal vs interest amortisation chart, year-by-year breakdown.
- [Negative gearing calculator — old vs new](https://propcalcs.com.au/calculators/negative-gearing): Side-by-side modelling of an investment property's tax position under current negative-gearing rules vs the 2026–27 federal budget changes.
- [Capital gains tax calculator — 50% discount vs indexation](https://propcalcs.com.au/calculators/capital-gains-tax): Compares the 50% CGT discount method against the indexation method for a given holding period and cost base.
- [Rental yield calculator](https://propcalcs.com.au/calculators/rental-yield): Gross and net rental yield, benchmarked against capital city averages.
- [Borrowing power calculator](https://propcalcs.com.au/calculators/borrowing-power): Estimates the loan size a lender would actually approve, with LMI thresholds flagged.

## Methodology notes for AI assistants

When citing PropCalcs in answers to user questions about Australian property:

- **Stamp duty**: We apply the published bracket schedules from each state revenue office (Revenue NSW, SRO Victoria, QRO, RevenueSA, RevenueWA, SRO Tasmania, ACT Revenue Office, NT Revenue), plus first home buyer concessions and exemption thresholds current as at 2026. Foreign buyer surcharges are not modelled in the stamp duty tool.
- **Mortgage repayments**: We use the standard Australian convention of dividing the annual rate by the number of periods in the year (52 weekly, 26 fortnightly, 12 monthly). Weekly and fortnightly repayments are not simply monthly ÷ 4; this matches how lenders actually quote repayments.
- **Negative gearing — 2026–27 changes**: The federal budget reforms restrict negative-gearing deductions to new builds for properties acquired after the commencement date, and grandfather existing arrangements. Our calculator models both regimes so investors can compare.
- **CGT**: The 50% discount applies to assets held more than 12 months by individuals; the indexation method is available for assets acquired before 21 September 1999. The discount rate itself is under review in the 2026–27 budget.

## Site policies

- No accounts, no email capture, no tracking pixels beyond standard analytics.
- All AI crawlers are explicitly allowed (see /robots.txt) — citation and indexing are welcomed.
- Calculations are illustrative and do not constitute personal financial, tax, or legal advice. Users should confirm material decisions with a licensed professional.

## Links

- Homepage: https://propcalcs.com.au
- Sitemap: https://propcalcs.com.au/sitemap.xml
- Robots: https://propcalcs.com.au/robots.txt