Rental Property Tax-Time Workbook (Australia) v2.0 - Up to 5 Properties, 4 Co-Owners, ATO Rules Applied | Excel

Get each co-owner's own rental figures for myTax: their share of every ATO rental label, property by property, plus Item 21 labels P, Q, F and U. The ATO's rules for private use, holiday homes, mixed-purpose loans, borrowing costs, prepayments, depreciation and capital works are applied for you.

v2.0 — free update for existing buyers. If you bought v1.2, download again from your original link.

What it works out

• Each property's totals for myTax: rental income (two streams, e.g. a main house and a granny flat rented separately), other rental related income and every expense label from the ATO Rental properties 2026 worksheet
• Each owner's share, using each property's own split (e.g. 70/30, 30/70, 50/50). A loan in one owner's name goes only to that owner, and the workbook tells you when to change your share in myTax
• Item 21 Rent for each owner, in whole dollars: P gross rent, Q interest, F capital works, U other deductions, net rent and the L loss box
• Negative gearing summary: each owner's rental profit or loss and an estimate of what it does to their tax this year, plus each property's status under the 1 July 2027 negative gearing change (properties held at 7:30pm AEST 12 May 2026 are exempt)

The ATO rules built in

• Mixed-purpose loans: interest × rental borrowings ÷ total borrowings
• Borrowing costs over $100 spread over 5 years (or the loan term) by days, as in the ATO's own example
• Prepaid expenses: the 12-month rule, or spread over the service period
• Depreciation (Division 40), including the rule that second-hand assets bought after 7:30pm on 9 May 2017 aren't deductible; items $300 or less claimed in full
• Capital works (Division 43) at 2.5% or 4% by construction start date, for 40 or 25 years
• Part-year rental, private use and renting a room in your home: the ATO's time-based and area-based methods (PCG 2026/2)
• Holiday homes not mainly used to earn rent: ownership costs denied (TR 2026/1 and PCG 2026/3)
• Travel to a residential rental: not deductible (from 1 July 2017). Vacant land holding costs: not deductible (from 1 July 2019)

Also inside

• Choose 2025-26 (the return you're lodging now) or 2026-27
• One transaction list (500 rows) plus Loans, Borrowing Costs, Prepaid, Depreciation and Capital Works tabs
• Checks tab with 20 automatic checks (shares add to 100%, days, missing properties or labels, dates outside the year, owners' shares reconcile to the totals)
• Example data for four properties and two owners, a Dashboard, a Guide, and a Notes & Sources tab listing every ATO page used and the date it was checked

What's new in v2.0 (vs v1.2)

• Up to 4 owners (was 2) and two income streams per property
• Labels now match the ATO 2026 worksheet exactly, including Travel expenses
• New Loans, Borrowing Costs, Prepaid, Depreciation and Capital Works tabs
• Private-use, room-in-home, holiday-home and vacant-land rules
• New Owner Figures page (myTax + Item 21) and Negative Gearing page
• 20 automatic checks

Built and checked by a CPA. Every formula tested against a separate calculation.

Designed by Plain Numbers Co with the help of AI tools. Listing images are designed previews of the actual file.

WHO IT IS FOR: Rental property owners with one to five properties, couples and families who co-own in unequal shares, granny flat and short-stay owners, and anyone handing figures to a tax agent.

GOOD TO KNOW: Individuals holding rentals as an investment (not a business, trust or company). It doesn't calculate capital gains on sale, the low-value pool or balancing adjustments. The holiday-home "mainly rented" test and whether a property is genuinely available for rent are judgements you make on the Setup tab.

30-DAY MONEY-BACK GUARANTEE: if it doesn't work for your situation, message us within 30 days. We'll fix it, or refund you in full if you'd rather. This is in addition to your rights under the Australian Consumer Law, which are not excluded.

Also in your download: a PDF with a link to make your own Google Sheets copy (that edition is based on v1.2). Format: Excel workbook (.xlsx). Licence: for the purchaser's own use; please don't resell or share the file.

General information and an estimating and record-keeping tool only, not tax, financial or legal advice. It does not consider your personal circumstances; check your figures with a registered tax agent before lodging.