Negative Gearing
Tax Calculator.

Take the guesswork out of buying a property.

Leading Property PICCA Score App

This Property Investment Cash flow Credit Analyser is a practical calculator providing a cashflow and credit guide analysis that encapsulates both the cashflow and the credit performance based on a set of values assigned to an investment property. How much is your investment property really costing you?

  • Use the PICCA App to qualify your purchase price
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Calculate your score

The PICCA Score App gives you a guided solution ...

Take the guesswork out of buying a property
  • The PICCA Score App captures the cashflow and credit risk trend.
  • Help you to pin point your new investment property price entry point.
  • You can also check on the progress of your current investment property.
  • You can analyse cashflow performance based on two property owners.
  • Help you decipher the purchasing costs based on the property price.
  • See the cost difference of an interest only V principle and interest loan.
  • See how taxation may help or hinder your investment property strategy.
Calculate my PICCA Score

Buying an investment property? How much is it really costing you?

Calculate the costs and cash flow position of your new or current investment property

How can we help you find a property?

We will undertake a complete credit analysis to identify your borrowing power based on your income and expenses.
Andrew Taylor
BDM
We will identify the best lender that can best support your property buying strategy based on your financial goals and needs.
Tina Mancuso
Credit Adviser
Once we establish a framed price point we give you access to the BPRE property portal to find your dream property.
Joan Phillipe
Real Estate Agent
Disclaimer: Using the Property Investment Cashflow and Credit Analyser is easy. Follow these four simple steps to bring your analysis to life. Always remember that the results of the analyser are a guide and indicative only and general in nature and are not intended to constitute legal, financial, credit, and personal taxation advice. The results are derived and prepared without taking into consideration your financial objectives, your financial circumstances, or your financial needs. You should seek relevant advice from a legal, accounting, credit, and financial professional and consider the advice in the context of your own financial circumstances and financial objectives before undertaking such recommendations. The bottom line… simply, to discuss it further with a professional before you borrow money for investment purposes. Need more information to decipher the PICCA results? We are here to help.     Simply contact us for an obligation-free discussion.

Negative Gearing Tax Calculator

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Property Type


Apartment

Townhouse

House

Property Details

Geographical property location
Purchase price or property value
Expected weekly rental income
Select appropriate option

PICCA Score

Score out of 50
50
Safe property price entry point for owner(s) income
Acceptable property price entry point for owner(s) income
Maximum property price entry point for owner(s) income
Caution – high property price entry point for owner(s) income
Warning – reconsider property price entry point for owner(s) income
Critical – avoid this property price entry point for owner(s) income
Excellent – Your property is working well for you
Very Good – Your cashflow is nearing positive
Above average – Your cashflow is doing ok
Balanced – Your cashflow could be doing better
Poor – Something is not working well. Consider rental reviews?
Very poor cashflow performer may be time to sell or increase the rent?
Main factors impacting the PICCA score
Loan
Amount		 Rental
Expenses		 Rental
Income		 Salary
Income
PICCA Tip – Achieving a PICCA score of 50 will return a cash flow positive or ‘positive gearing’. This is a low-risk credit/funding proposition for lenders.

Who pays the weekly expenses

Total Weekly Property Running Costs
Who Pays The Weekly Expenses Breakdown
Tenant Pays
Tax Benefit
Owner Pays
Your property generates a weekly income
Property weekly gross income Property weekly expenditure
You earn surplus income after the paid expenses
PICCA Tip – Earning a weekly surplus income increases your overall assessable income tax! This is also referred to as cashflow positive or “positive gearing”.
Your weekly out of pocket cost is
that you need to contribute to pay out the ongoing weekly property expenses
PICCA Tip – Your out-of-pocket weekly contribution can create financial hardship, let the PICCA score guide you. The weekly losses may also be referred to as cashflow negative or ‘negative gearing’.

Associated Costs

Top 4 Annual Cashflow Expenses
Loan Repayments
Body Corporate
Property Rates
Management Fees
Other expenses: £00
Cashflow Analytics
Borrowing & Buying Costs
Total Purchasing Costs
Transfer Property Stamp duty
Conveyancing/Solicitor
Transfer of Land Title Fee
Borrowing Finance Costs
Bank Establishment fee
Mortgage solicitor fee
Registration of mortgage fee
Bank valuation fee
Bank search fee
Lenders Mortgage Insurance
Other Miscellaneous Costs
Total Borrowing & Buying Costs
Tax Deductibles
Rental Expenses
Rates
Body Corporate
Agent Letting Fee
Insurance Premium
Agent Management Fees
Maintenance Fee
Depreciable items
Depreciation fixtures and fittings
Depreciation Building Allowance
Borrowing costs Amortisation
Interest on Loan
Total Tax Deductions

What’s your number?

Let the numbers guide you. This intuitive analyser provides you with a cashflow and credit risk rating scale score from 1 to 50. Find out your personal PICCA Score that steers your property investment in the right direction.

Loan Details

Proposed new loan amount or current loan
Enter a value of zero if no loan required
Loan Type:
The loan type will impact on your cashflows and tax benefits.
Loan Term: 30
Interest rate adjustment indicator: 300%
The interest default rate can be adjusted. Changes will impact on your cashflows and tax benefits
Monthly Payment
Annual Interest Amount
Annual Principal Payment
Total Annual Loan Payment

Your Income Details


One owner

Two owners
Gross annual income:
Gross annual income:

Your Personal Tax Positions

Title Share Split: 50/50
Your cashflow and tax benefits are linked to your property ownership title share.
PICCA Tip – When selecting two owners the highest income earner usually has the highest split title share ownership to maximise the tax benefits.

Prime Owner Title Share %
Current Tax Payable
 New Tax Payable
Show Tax Breakdown
Current New
Rental Income:
Total Income $
Rental Deductions
Taxable Income $
Average Tax Rate:
Annual Tax:
Annual Tax Savings
Tax Credits

Co-owner Title Share %
Current Tax Payable
 New Tax Payable
Show Tax Breakdown
Current New
Rental Income:
Total Income $
Rental Deductions
Taxable Income $
Average Tax Rate:
Annual Tax:
Annual Tax Savings
Tax Credits

Property Performance Metrics

0%
LVR Ratio
PICCA Tip – LVR’s under 80% do not attract LMI Insurance premium. Saving you a fortune!
0%
Gross Rental Yield
Trending average rental yields
All Capitals
3.3%
National
3.6%		 All Regions
4.7%
Source: CoreLogic
0%
Equity Level
Equity is the difference between the current market value of your property and the amount remaining on your loan. No Loan? Great place to be!
PICCA Tip – Achieving around 30% or more inequity reduces your credit risk.
0%
Dollar Cost to Income Ratio
Keeping the dollar cost ratio to around $1.30 and below will result in surplus income after all expenses paid.
Keeping the dollar cost above $1.30 will result in negative income after all expenses paid. It will cost you money!

Your Property Variables


Loan Amount
$

Property Funding Required

Annual Loan Repayments

Property Type

The property type impacts your cashflow analysis eg; No Body Corporate fees apply for houses. Select the property type to start your property investment cashflow and credit analysis.

Automated Property Valuation

Request the APV that empowers you to determine an accurate buying price by drawing on the property profile, its selling history, and location insights with local market data. We can also provide you with other key property performance reports.

Total borrowing solutions

Setting up the right loan is crucial for managing cashflows. We can help with a personalised loan structuring strategy that is vital for your property investment performance success.

Finance Summary

Bank
Finance
Owner
Deposit
Property Purchase Price$
Total Funding Costs
Owner(s) Deposit Invested
Initial Loan Amount$
Loan Type
Rate%
Annual Interest Amount
Annual Principal Payment
Monthly Payment
Total Annual Loan Payment
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Calculators Disclaimer

The results shown in these calculators are indicative and should only be used as a guide. Results do not represent or constitute a quote, pre-qualification, or approval for a loan product. Loan approvals are subject to a lender’s credit assessment policies and criteria. Individual institutions apply different calculation formulas. Information such as interest rates quoted and default figures used in the assumptions are subject to change. These calculators do not take into account any fees or banking charges or individual financial circumstances and without consideration of a financial needs analysis.

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Things you should know

Mybank.com.au is an online lending referral marketplace and advertising platform network service provider that allows consumers to access and connect with our lending partners such as banks and specialist finance brokers. The information provided on this website is general in nature and is not intended to constitute financial, or credit, and personal advice. The information on this website has been prepared without taking into consideration your financial objectives, your financial circumstances, or your financial needs. You should seek applicable advice from a legal, accounting, and financial professional and consider the advice in the context of your own financial circumstances and financial objectives before undertaking such recommendations. To note that if any lending or financial product has been advertised or proposed on this website, you should obtain and consider the applicable Product Disclosure Statement from the issuing institution and consider whether the product is suitable for your personal and financial objectives. We are discerning in selecting our finance marketplace partners. Our partners have an obligation to serve you under a Best Interest Duty at all times. Our online calculators only provide estimates or repayments and do not constitute an offer of credit or provide official quotes as our calculators do not take into consideration the type of products, features, or any applicable or ongoing fees. Any rates advertised are subject to change without notice. As an industry standard, all banks and lenders have their own credit assessment criteria. All applications for credit are subject to lender credit assessment underwriting policies, valuations, and approval policies.  If you undertake an application for credit, you accept that you will treat directly with a finance broker or other financial institutions and not Mybank.com.au. How we get paid. We may receive fees and commissions paid by financial institutions and finance brokers for referrals made and such fees may vary based on services selected. The Mybank.com.au digital domain name is the brand name of Finance Systems Australia Pty Limited (A.C.N 654030332 and A.B.N 39654030332).

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