You could buy an investment property, hold it, and sell it to pay off your home loan years ahead of schedule, and without making a single extra repayment. Enter your numbers below to see exactly when that payoff point could be for you.
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Your home loan
Based on your current balance, rate and term
Investment property
Defaults to home loan rate + 0.5%
Acquisition costs (added to cost base)
Stamp duty at standard investor rates (no concessions). Cost base = purchase price + stamp duty + conveyancing — reducing your taxable capital gain.
CGT treatment
Selling costs (deducted from proceeds)
Typically 2–3% depending on state and agent
Income (for CGT calculation)
CGT uses the 50% discount for assets held 12+ months. For dual income, the gain is assessed against the lower earner. CGT applies even when income is $0 — the discounted gain is taxed from the $0 threshold.
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Home loan summary
Loan amount
Interest rate
Monthly repayment
Loan term
30 years
Total interest — full 30-year term
Total cost of loan — full 30-year term
Investment property — cost base & sale proceeds
Purchase price
Stamp duty
Buy conveyancing
Total cost base (purchase costs)
Carried-forward losses (negative gearing)
Adjusted cost base at sale
Future value at payoff
Growth rate
Capital gain (FV minus cost base)
CGT payable
Sale proceeds breakdown at payoff point
Home loan balance at payoff point
Surplus after clearing home loan
Years and money saved
Years to payoff
Years saved
Repayments saved
Interest saved
Home loan balance over time
With investment strategyStandard 30-year repayments
Calculator assumptions
Home loan repayments are calculated on a principal & interest basis using your current balance, rate, and the loan term you enter.
Interest rate is fixed for the life of the loan. Rate movements over time are not modelled.
Property growth is applied as a constant annual compound rate. Actual growth will vary year to year.
Stamp duty is calculated at standard investor rates for the selected state. No concessions are applied.
Cost base includes purchase price, stamp duty, and buy-side conveyancing only. Other acquisition costs are not included.
CGT is calculated under the 2026-27 Budget proposed rules, as this calculator is intended for properties purchased after 12 May 2026. Established properties use CPI indexation at 3% p.a. with a 30% minimum tax on the indexed gain. New builds use the 50% CGT discount. These are proposed changes — not yet enacted law.
CGT is assessed against the lower income earner for dual income. Income is assumed to remain constant over the holding period.
Medicare levy (2%) is not included in the CGT calculation. Your actual tax liability may be higher.
Selling costs include agent commission and sell-side conveyancing only. Marketing and other costs are not modelled.
Investment loan balance is subtracted from net proceeds at sale. For interest only loans, the balance remains at the original amount throughout.
Rental income is modelled at 4% gross yield on the property value, growing each year with the property. Property expenses are assumed at 20% of gross rent. Annual net losses (rent minus expenses minus investment loan interest) are carried forward and added to the cost base, reducing the taxable capital gain at sale.
Payoff point is the earliest year net sale proceeds equal or exceed the remaining home loan balance.
This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or legal advice. Results are based on the assumptions listed above and will differ from actual outcomes. Speak with a qualified mortgage broker, accountant, and financial adviser before making any property or financial decisions.