Negative gearing lets you offset rental property losses against your salary — but with changes coming from July 2027, does it still make sense? This guide covers how it works, what is genuinely deductible, real worked examples, and what investors need to know about the proposed reforms.
Negative gearing is when the costs of holding an investment property exceed the income it generates. In practical terms, you are spending more to own the property each year than you earn in rent — and the tax system compensates you for some of that shortfall.
The word "gearing" refers to borrowing to invest. If your investment earns more than it costs (rental income exceeds all expenses including interest), it is "positively geared." If expenses exceed income, it is "negatively geared." The tax treatment differs significantly between the two.
Under current Australian tax law (and until at least 30 June 2027), the annual net rental loss from a negatively geared property is deductible against all of your other taxable income — most commonly your salary. This is the mechanism that makes negative gearing a genuine tax strategy, not just an accounting concept.
| Expense | Deductible? | Notes |
|---|---|---|
| Loan interest | ✅ Yes — fully deductible | The largest deduction for most negatively geared properties |
| Property management fees | ✅ Yes | Typically 7–10% of rent plus letting fees |
| Council rates | ✅ Yes | For periods property is rented or available for rent |
| Water rates | ✅ Yes | If charged to the landlord, not the tenant |
| Landlord insurance | ✅ Yes | Building and landlord contents insurance |
| Repairs and maintenance | ✅ Yes — if repairs | See distinction below between repairs and improvements |
| Depreciation | ✅ Yes — via schedule | Capital works (2.5%/year) and plant and equipment |
| Advertising costs | ✅ Yes | Costs to find tenants |
| Pest control, gardening | ✅ Yes | If part of landlord's maintenance responsibilities |
| Travel to inspect property | ❌ Not since 2017 | ATO removed this deduction from 1 July 2017 |
| Capital improvements | ❌ Not immediately | Added to cost base; reduce CGT gain when you sell |
The ATO distinguishes sharply between repairs (restoring something to its original condition) and improvements (making something better than it was). Replacing a broken tap is a repair — deductible immediately. Installing a dishwasher where there was none is an improvement — not immediately deductible, but depreciable.
Work done to a property immediately before it is rented for the first time is always treated as an improvement, not a repair — even if it is fixing something that was damaged before you purchased the property.
The following examples assume a $700,000 investment property with a $600,000 loan at 6.5% interest, renting at $650 per week, with $8,000 in other annual expenses (rates, insurance, management) and $5,000 in depreciation claims:
| Item | Annual Amount |
|---|---|
| Rental income ($650 × 52) | $33,800 |
| Loan interest (6.5% on $600k) | −$39,000 |
| Other expenses | −$8,000 |
| Depreciation | −$5,000 |
| Net rental loss | −$18,200 |
This $18,200 net loss is deductible against your salary income:
| Your Salary | Marginal Rate | Tax Saving from $18,200 Loss | Actual Cash Out-of-Pocket After Tax |
|---|---|---|---|
| $80,000 | 30% | $5,915 | $12,285 |
| $120,000 | 37% | $6,734 | $11,466 |
| $180,000 | 45% | $8,190 | $10,010 |
In all cases, you are still out of pocket by the after-tax loss. Negative gearing reduces the cash shortfall but does not eliminate it. The investment only makes total financial sense if the capital growth expectation covers (and exceeds) the cumulative after-tax cash shortfall over the holding period.
Enter your rental income, loan costs, and expenses to see your net yield, tax saving, and true cash flow position.
Open Rental Property Calculator →Depreciation is a non-cash deduction that many property investors miss or underestimate. Unlike other expenses, depreciation does not require you to spend money during the year — it is the accounting recognition that assets wear out over time.
There are two categories:
A quantity surveyor prepares a tax depreciation schedule that identifies all claimable items and their values. For most properties, the schedule costs $600–$800 and the first-year depreciation benefit significantly exceeds this cost. The ATO requires that all depreciation claims for investment properties be supported by a formal depreciation schedule.
The federal government announced in 2025 that from 1 July 2027, negative gearing losses on established residential properties newly purchased after that date would be quarantined — they could only be offset against future rental income rather than against salary and other income. This is a significant restriction compared to current law.
Key details of the announced proposal:
The honest answer depends on your specific numbers and expectations. Negative gearing is not inherently good or bad — it is a tax mechanism that interacts with your income, the property's cash flow, and your capital growth expectations.
Negative gearing is most likely to make overall financial sense when:
Negative gearing is less compelling when interest rates are high (increasing the loss per year), when capital growth is uncertain or stagnant, or when the tax saving does not adequately offset the cash drain relative to alternative investments.
Can I negatively gear against my spouse's income?
No. Tax deductions can only be claimed by the person who owns the property (or in proportion to ownership). If the property is in one partner's name, they claim all deductions against their income. If owned jointly (e.g. 50/50), each partner claims half the loss against their respective income. Ownership structure at purchase determines this — it cannot be changed without a property transfer and associated stamp duty.
What is the difference between negative gearing and capital gains tax?
Negative gearing refers to the annual income tax treatment of rental losses. Capital gains tax applies when you eventually sell the property and make a profit. The two are related but separate. Depreciation claimed under negative gearing reduces your cost base, increasing your capital gain when you sell. For properties held over 12 months, the 50% CGT discount applies to individuals and trusts (until the proposed 2027 changes to this discount take effect).
Can I negative gear shares or other investments?
Yes. Negative gearing is not limited to property — the same principle applies to any leveraged investment where borrowing costs exceed investment income. Shares purchased on margin, managed funds, and other investments can all be negatively geared. The investment loan interest is deductible against the investment income, with net losses offsetting other income.
Do I need to report rental income every year even if the property is negatively geared?
Yes. All rental income must be reported in your tax return each year, as must all deductible expenses. The net position (profit or loss) is then included in your taxable income. You cannot choose to simply not report rental income because the property is loss-making — rental income is always assessable income, and omitting it constitutes tax evasion.
What records do I need to keep for my rental property?
The ATO requires records of all rental income received and all expenses claimed. Keep bank statements, property management statements, receipts for repairs and maintenance, loan statements, insurance certificates, council rate notices, and your depreciation schedule. Records must be kept for 5 years after you lodge the relevant tax return, and longer if there is a capital gain event (keep records until 5 years after the year you sell the property).
Illustrative proportions only. Net yield subtracts every cost of ownership, and is the figure worth acting on.