PPOR paydown simulator
Enter your home loan and the investment properties you'd consider selling, and see whether the net proceeds after selling costs and capital gains tax clear the mortgage, and in which year. Every sale is modelled at your growth rate, with the CGT discount applied where the holding period and the rules at the projected sale date allow it. Free, and no account needed.
Owner-occupied home loan
Investment properties
Current value: $850,000
$114,955
Remaining balance after all sales
Total proceeds
$357,510
Total CGT
$121,871
Selling costs
$24,600
| Year | Event | Applied | Balance after |
|---|---|---|---|
| 2027 | Repayments | $8,635 | $491,365 |
| 2028 | Repayments | $9,167 | $482,198 |
| 2029 | Repayments | $9,733 | $472,465 |
| 2029 | Sell Investment property 1 | $357,510 | $114,955 |
What the simulator does with each sale
For every property you include, it grows today's value at your rate to the year you sell, takes off selling costs, then works out the capital gain against your purchase price, acquisition costs and any capital improvements. Where the holding period earns the CGT discount under the rules that apply at the projected sale date, it's applied; the tax is charged at the flat marginal rate you set, and the remaining loan on that property is repaid from the proceeds. What's left goes onto your home loan.
The timeline then runs year by year. Between sales the home loan keeps amortising at your repayment, and each sale drops its net proceeds onto the balance. The result tells you the year the loan reaches zero, or the balance still standing after your last sale if it doesn't. A sale that nets less than zero, because the loan on it exceeds the proceeds after tax, adds its shortfall to the home loan and is flagged rather than hidden.
Questions worth asking first
Related calculators
Run it on your actual portfolio.
Sign up and the simulator reads your home loan and investment properties as you've recorded them, tracks residency for the CGT discount, and lets you save the plan as a goal you can check against each year.
Your first property. No credit card required.