How much do you need to raise the rent after Budget 2026–27?
Budget 2026–27 is now in effect. Negative gearing has been removed for established investment properties — properties already held on budget night are grandfathered, and newly built dwellings can still be negatively geared. If you bought an established property after budget night, quantify your exposure and see exactly how much rent would need to rise to recoup the lost tax benefit.
Rent increase calculator
Enter your property's annual figures. We compute net rental loss, apply your marginal tax rate, and show the weekly rent rise needed to replace the lost tax benefit.
Your property details
Annual figures. Drag sliders or type directly.
Tenant affordability
Optional but recommendedAuto-filled from ABS 2021 Census median for Werribee.
Estimated from ABS 2021 Census median for Werribee. Override if you know the actual figure.
General illustration only. Not financial or tax advice. Consult a qualified accountant.
Staged rent increase planner
When the full jump pushes the tenant into housing stress, phase it in across reviews.
| Stage | When | Weekly rent | Increase | % of tenant income |
|---|---|---|---|---|
| Now | Today | $538 | — | 31.8% |
| Stage 1 | +6 months | $575 | +$37 | 34.0% |
| Stage 2 | +12 months | $612 | +$37 | 36.2% |
| Stage 3 | +18 months | $649 | +$37 | 38.4% |
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Australia is falling behind on housing supply
Annual completions versus the National Housing Accord target of 240,000 dwellings per year (1.2 million over 5 years).
Every year, Australia falls tens of thousands of homes short
The red zone is the gap between what we build and the 240,000/yr National Housing Accord target. It hasn't closed once this decade — and forecasts show it widening again by 2028–29.
Source: NHSAC State of the Housing System 2025; ABS Building Activity; National Housing Accord (1.2M homes / 5 years from 2024).
The shortfall compounds — every year we dig the hole deeper
Cumulative gap between target and delivery. By 2028–29, Australia will be roughly 498,000 homes behind where the Accord said we needed to be.
Cumulative shortfall = sum of (240,000 − annual completions) over the period shown.
This calculator is provided for general informational and illustrative purposes only. It does not constitute financial, taxation, legal or investment advice. Results are estimates based on the negative gearing changes announced in Budget 2026–27. Established investment properties held on budget night are grandfathered, and newly constructed dwellings remain eligible for negative gearing. Actual tax outcomes depend on your individual circumstances, the final form of the legislation, and applicable ATO rulings.
No warranty is made as to the accuracy, completeness or suitability of any calculation produced by this tool. The creator of this website accepts no liability whatsoever for any loss, damage, cost or expense (whether direct, indirect, consequential or otherwise) incurred or suffered as a result of reliance on information produced by this calculator.
This tool reflects publicly available information regarding the Budget 2026–27 measures and is published as political commentary under the implied freedom of political communication. It does not represent the views of any political party, industry body or financial institution.