Negative Gearing vs Positive Gearing: Which Strategy Wins in 2026?

Negative Gearing vs Positive Gearing: Which Strategy Wins in 2026?

Few topics generate more debate among Australian property investors than negative gearing vs positive gearing. Both strategies have passionate advocates, and the right answer depends on your taxable income, cash flow needs, investment property goals, and risk tolerance.

With interest rates stabilising in 2026 and rental income rising in most capital cities, the negative gearing equation has shifted. Here is a clear look at negative and positive gearing and how to decide which approach suits your property investment plans.

What Is Negative Gearing?

A property is negatively geared when the total costs of owning it exceed the rental income it generates. These costs include loan interest, property management fees, insurance, council rates, repairs, and depreciation. The resulting net loss can be offset against your other taxable income, reducing your tax bill.

For the complete breakdown, see our negative gearing guide.

In simple terms, negative gearing means you are losing money on the investment property each week, but the tax benefits and potential value appreciation make it worthwhile over the long term. The negative gearing approach relies on the expectation that your property investment will appreciate in value faster than your ongoing losses.

How Negative Gearing Work Produces Tax Benefits

When your investment property runs at a loss, that loss reduces your taxable income from employment or other sources. If your taxable income from salary is $130,000 and your negatively geared property produces a $26,000 loss, your taxable income drops to $104,000. At a marginal tax rate of 37 cents, the tax savings are approximately $9,600.

Your actual out-of-pocket cost might be $16,000 per year, but after the tax deduction you receive back approximately $9,600, making the net cost about $123 per week. You are paying $123 per week to hold an investment property that may deliver value appreciation of $35,000 to $49,000 per year.

Model your own scenario with our Negative Gearing Calculator.

When Negative Gearing Makes Sense

Negative gearing is most effective when you are in a higher tax bracket. The tax benefits are proportional to your income level, so investors with taxable income above $135,000 receive the largest tax savings per dollar of loss.

Negative gearing also makes sense when you are targeting capital growth in inner-city or middle-ring locations where property values have historically grown 6 to 8 percent per year. A negative gearing property investment is a long term wealth creation approach that requires a minimum hold period of 7 to 10 years.

You need stable, high-income employment to sustain the ongoing losses and borrow money for the investment property loan. Negatively geared investments also benefit from substantial depreciation claims on newer properties, which amplify the tax deduction without any extra out-of-pocket cost.

What Is Positive Gearing?

A positively geared property generates surplus income after all expenses are paid. The rental income exceeds loan interest, property management fees, insurance, council rates, and other expenses. Positive gearing occurs when the property puts cash in your pocket each week.

However, the surplus income from a positively geared property is added to your taxable income, so you pay tax on the extra income, which reduces the net benefit. Despite this, many investors prefer positive cash flow because it provides financial security and immediate income.

How Positive Gearing Occurs

Positive gearing typically requires either a high rental yield relative to the purchase price, a larger deposit to reduce loan interest costs, or both. A property purchased for $420,000 with a 40 percent deposit and rent of $450 per week might produce surplus income of $1,500 per year after all expenses.

That surplus income is taxable, so at a 37 percent marginal rate you pay about $555 in additional tax, leaving $945 in extra money per year. Positive cash flow may seem modest at first, but it provides immediate returns and financial stability.

Check your property yield with our Rental Yield Calculator.

When Positive Gearing Makes Sense

Positive gearing suits investors who prioritise financial security over maximum capital growth. If you are building a portfolio of multiple properties, surplus income from existing properties helps service new loans and reduces borrowing capacity pressure on your salary.

Positive gearing is also attractive for investors on a lower income level or approaching retirement, where the tax benefits of negative gearing are minimal. A positively geared property is self-sustaining, meaning if you lose your job the property covers its own costs without causing financial stress.

Negative Gearing vs Positive Gearing: Key Differences

Cash Flow Direction

The core difference between negative gearing vs positive gearing is cash flow direction. A negatively geared property costs you money each week but reduces your tax bill. A positively geared property pays you surplus income each week but adds to your taxable income.

Risk Profile

Negative gearing vs positive gearing also differs in risk profile. Negatively geared investments carry higher risk because they rely on capital growth to justify the ongoing losses. If property values stagnate, you are losing money with limited tax benefits to show for it.

Positively geared property carries lower risk because the rental income covers all expenses regardless of market conditions. However, high-yield properties in regional areas may deliver less capital growth over time.

Tax Implications

The tax implications of negative gearing vs positive gearing are opposite. Negative gearing produces a tax deduction that lowers your tax bill, which is an attractive strategy for high-income earners who pay more tax. Positive gearing adds surplus income to your taxable income, meaning you pay tax on the extra income at your marginal rate.

Capital Growth vs Cash Flow

The negative gearing vs positive gearing debate is really about capital growth versus cash flow. Historical data shows high-growth properties in inner Sydney and Melbourne deliver 7 to 8 percent capital growth but only 2.5 to 3.5 percent rental yield. High-yield regional properties deliver 4 to 5 percent capital growth but 5 to 6 percent yield.

Over 20 years, a $700,000 property growing at 7 percent becomes $2.71 million. A $420,000 property growing at 4.5 percent becomes $1.01 million. The difference in total returns is $1.7 million, which is why many investors accept the negative gearing holding costs.

Capital Gains Tax Considerations

Capital Gain on Sale

Both strategies trigger capital gains tax when you sell. Capital gains tax applies to the profit on sale, but investors who hold for more than 12 months receive a 50 percent discount. Negative gearing strategies focused on capital growth may generate a larger capital gain at sale.

Your Tax Position at Sale

Positively geared property investors who hold for income may sell at a smaller capital gain but have enjoyed years of positive cash flow. Your tax position depends on your investment strategy and overall taxable income in the year of disposal.

Interest Rates and the Gearing Equation in 2026

How Rates Affect Negative Gearing

Interest rates are the single biggest variable in the gearing equation. With variable rates around 6.0 to 6.4 percent in 2026, the cost of loan interest on an investment property is significantly higher than during the low-rate period of 2020 to 2021.

When Rates Rise

Higher interest rates mean negatively geared property losses are larger, increasing both the cash flow drain and the tax deduction. Achieving positive gearing is harder when rates rise because rental income must exceed higher loan interest costs. When rates eventually fall, more properties shift toward positive gearing.

The Hybrid Gearing Strategy

Smart investors do not limit themselves to one approach. A balanced portfolio might include negatively geared investments in high-appreciation areas alongside positively geared property in high-yield regional markets. This provides both long term wealth creation and immediate income from property investment returns.

A common approach is to start with negative gearing while your income earned is high, then let rent increases and loan repayments gradually shift those properties toward positive gearing over 7 to 15 years. This reduces financial stress as you approach retirement.

Borrowing Power and Borrowing Capacity

Negatively geared investments reduce your borrowing capacity because lenders see the ongoing losses as a liability. Positively geared property strengthens your borrowing power because the surplus income is treated as additional income by lenders. If you want to build a larger investment portfolio, income-producing properties help you borrow money for the next property investment purchase.

Property Management and Other Expenses

Regardless of your approach, property management fees, landlord insurance, council rates, and other expenses affect your cash flow position. Good property management can maximise rental income and minimise vacancy, shifting your investment property closer to positive gearing.

Track every dollar with PropBoss to see exactly where each investment property sits on the gearing spectrum. Understanding your tax position and whether negative gearing or positive gearing suits your property investment goals helps you make smarter decisions.

Which Gearing Strategy Should You Choose?

Consider Your Personal Income and Tax Bracket

Neither negative gearing nor positive gearing is universally superior. The right approach depends on your personal income, risk tolerance, and cash flow needs.

Match Your Investment Strategy to Your Goals

If you earn a high taxable income and can sustain ongoing losses, negative gearing offers significant tax benefits and exposure to capital growth in your property investment. If you prefer financial stability and immediate returns, positive gearing delivers income generated from day one without losing money each week.

Build a Balanced Portfolio

The best property investors understand both strategies and build a balanced portfolio that evolves with their circumstances and market conditions. Stop guessing and start measuring. Try PropBoss free to take control of your property investment numbers.

Investors often choose negatively geared properties with the expectation of long-term capital growth, despite experiencing short-term cash flow losses.

Positive cash flow minimizes risk and provides immediate passive income.

Investors often choose negative gearing for potential long-term capital growth, while positive gearing is preferred for immediate cash flow and financial security.

Approximately 65% of negative gearing claims are made by individuals in the top 20% of income earners, indicating that higher-income individuals benefit more from this tax strategy.

Investors can claim various tax-deductible expenses related to negatively geared properties, including loan interest, property management fees, repairs, and council rates, which help reduce their taxable income.

Positive profits from positive gearing are added to taxable income.

The shortfall in negative gearing must be covered by the investor out of pocket.

Positive gearing provides safe, passive income.

Negative gearing is common among investors aiming for significant long-term wealth through capital appreciation.

Negative gearing can be an effective strategy for investors looking to access potential long-term capital growth while managing tax deductions in the short term.

Approximately 80% of Australians using negative gearing do so for property investments, highlighting its popularity in the real estate market.

Investors often use negative gearing with the expectation that property values will increase over time, leading to significant capital gains upon sale.

The average annual growth rate for Australian property has been around 7% per year over the past 30 years, making long-term capital gains a key factor in negative gearing strategies.

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