Free investor tool
Investment structure calculator
Compare the tax on an investment property held in your own name, through a discretionary (family) trust, or through a company, over the years you hold it and when you sell.
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| Structure | Tax on rent per year | Tax on sale | Total over 10 years |
|---|---|---|---|
| In your name | $3,120 | $77,653 | $108,853 |
| Discretionary trust (2 beneficiaries) | $2,840 | $65,522 | $93,922 |
| Company | $2,400 | $111,750 | $135,750 |
How it works
Personal, trust or company
Owning in your own name is simplest: rental losses can reduce your other income (subject to the 2027 rules), and gains currently get the 50% CGT discount. A discretionary trust can split profits and gains between beneficiaries on lower incomes, but losses stay trapped in the trust. A company pays a flat rate and gets no CGT discount, and money paid out to you is taxed again.
Structure also affects land tax, which is often higher for trusts and companies, borrowing, asset protection and estate planning, none of which this calculator includes. The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 became law on 26 June 2026. From 1 July 2027 it replaces the 50% capital gains discount with inflation indexing plus a 30% minimum tax on real gains, and limits negative gearing on established residential property bought after 7:30pm AEST on 12 May 2026.
The numbers are one part of the decision
We look at the figures alongside growth drivers, vacancy, supply and how a property fits your borrowing and portfolio plans, then choose the market that suits your strategy, wherever it is in Australia. See how we buy investment property.
FAQ
Common questions
Is a trust better for investment property?
Sometimes, mainly for positively geared property and where profits can go to beneficiaries on lower tax rates. For negatively geared property the losses are trapped in the trust, and some states charge trusts more land tax.
Why does the company pay 30%?
A company whose income is mostly passive, such as rent, is not a base rate entity, so it pays the 30% rate rather than 25%. Companies also get no CGT discount.
Is this tax advice?
No. Structuring has legal, lending and tax consequences that depend on your circumstances. Speak to an accountant before buying in a trust or company.
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