Property Explorer | Regans Accountants

Build a picture you can work with.

Start with the figures you know. See the weekly impact, test a change, then refine the details.

New scenarios start with 20% cash contribution, 4% rental yield, 6% interest, a 30-year principal-and-interest loan and two vacant weeks. Your edits replace these planning placeholders. Confirm the contract date; settlement starts six weeks later and rent seven weeks later. These are assumptions, not market averages or quotes.

01 The property

State or territory Property type

Purchase price ($)

Current property value ($)

Purchase contract date

02 Your cash and loan

Your total cash contribution ($)

Includes your deposit and any other savings going into the purchase. Buying costs are added before the loan is calculated.

Calculate my loan automatically

Loan {{ l.n }} amount ($)Interest rate (%)

03 Rent and income

Rent ($)Rent paid every

{{ o.name }}: annual taxable income ($)

Owners and shares: {{ card.owners }}. A new scenario starts with one Australian resident owner and 100% ownership.

The weekly picture · before tax

{{ weeklyAmount }}/ week

{{ annualBefore }} a year, before the tax effect

{{ f.label }}{{ f.value }}

Annual amounts divided by 52 and rounded. Payments may fall at different times.

After the annual tax effect{{ overviewAfter }} / week

Buying costs & repayments

Buying costs, including duty: {{ quickBuyingCosts }}
Total borrowing: {{ quickLoan }}
Annual running costs: {{ quickRunning }}
Annual loan repayments: {{ lf.repayments }}

Some figures still need attention. Use the review links below; this is a partial estimate.

Refine your picture

Follow these links to the relevant details. Entered figures still need checking against your records.

No missing items flagged here. Review your assumptions and the rule notes before relying on a result.

Room for a change?

Two separate changes to your current figures. Each shows the annual impact averaged per week, before tax.

{{ test.value }} {{ test.direction }}{{ test.delta }}

Rent and running-cost allowances {{ quickRunning }} a year · change any amount

These are owner-paid annual amounts. Starter allowances are estimates; replace them with your agent’s quote or actual bills.

Vacant weeks each year

{{ e.label }}{{ e.source }} · per year

Buying-cost allowances {{ quickBuyingCosts }} · change any amount

Transfer duty is calculated from your state and price where supported. Other amounts are starting allowances, not quotes. The cash reserve stays separate from purchase funding.

Lenders mortgage insurance added to the loan

Land tax and depreciation stay unestimated until you supply the relevant figures. Growth starts at 0%. Detailed view lets you change loan terms, owners, private use, tax assessments, depreciation and future assumptions.

The property and its owners

A few facts set everything else: where it is, when it was bought and who owns it. Dates matter because the tax rules changed in 2026.

Scenario name State or territory Suburb or postcode (optional) Property type {{ priceFieldLabel }}

Purchase contract date Settlement date First date genuinely available for rent Income year modelled first

This is a new dwelling (never previously occupied or sold as residential premises)

Tax rules for {{ yearLabelText }}: {{ gearingText }}

Who owns it

Ownership structure

Trust type

Foreign purchaser / absentee owner rules may apply (assessed under {{ inp.state }} definitions)

Trust, company and SMSF ownership use their own tax rules. Cash-flow results stay available; the after-tax result is marked for accountant review rather than estimated with an individual’s marginal rate.

OwnerShare %Taxable income before this propertyResidency

Owner name

Share %

Taxable income before this property

Residency

Jointly owned rental income and expenses follow legal ownership shares. They cannot be allocated to the higher earner. Changing shares here models a different purchase, not a change of title on an existing property.

Buying and funding it

A settlement budget: what the property costs to acquire, how much the bank lends, and what you bring. The exchange deposit is part of your contribution, not an extra payment.

Acquisition costs

Total acquisition cost{{ sbf.total }}

Deposit paid at exchange Conveyancing / legal Building, pest, strata inspections Transfer & mortgage registration Loan establishment, valuation, broker LMI (from quote or labelled assumption) Settlement adjustments Initial works, furnishing, appliances Cash reserve kept aside (not a cost) LMI added to the loan

Funding the settlement

Total acquisition cost{{ sbf.total }}

Loan funds{{ sbf.lmiNote }}− {{ sbf.totalLoan }}

Your total cash contribution{{ sbf.contribution }}

of which deposit already paid at exchange{{ sbf.deposit }}

Your cash still to pay at settlement{{ sbf.due }}

Cash reserve retained (money you keep){{ sbf.reserve }}

Loan to value{{ sbf.lvr }}

BorrowedYour cash

Transfer duty — {{ inp.state }}

Use a quoted or assessed duty amount instead

First-home and owner-occupier concessions are not applied to an investment purchase. Duty and acquisition legal costs are capital: they join the CGT cost base rather than being deducted.

Loans

Your total cash contribution ($)Calculate my loan automatically

Split {{ l.n }} amount

Rate % p.a. Repayment type Interest-only years Remaining term (years) Offset balance Extra repayment / month Deductible purpose %

Monthly convention: interest on the balance net of offset, repayments monthly, interest-only then amortised over the remaining term. Offset reduces interest; it is not a redraw. Deductibility follows what the money was used for, not the security.

Year 1 repayments

Interest

Principal repaid

Interest potentially deductible

Amortisation schedule (all splits, first 10 years)

Year	Opening debt	Repayments	Interest	Principal	Closing debt	Deductible interest
{{ a.year }}	{{ a.opening }}	{{ a.repayments }}	{{ a.interest }}	{{ a.principal }}	{{ a.closing }}	{{ a.deductible }}

Rent and running costs

Every line has a cash amount and a tax treatment. Lost rent and lost deductibility are different: a vacant property that is genuinely available for rent keeps its deductions.

Rent per Other rental receipts / year Vacant weeks (available at market rent) Private-use days Days unavailable (works, other) Area rented %

Weekly rent

Weeks let

Rent received (year 1)

Deductible share of costs

time × area, applied once

Running costs

ItemAmountEveryTreatmentSource

Amounts are GST-inclusive cash costs; residential renting is input taxed so no GST credits are claimed. A repair reserve or budget allowance is not deductible until incurred.

Operating cash costs

incl. land tax {{ rs.landTax }}

Capital cash spending

cash out, not deducted

Gross yield

full-year rent ÷ purchase price

Net operating yield

(rent received − operating costs) ÷ price; before finance, tax, depreciation

Land tax: the hidden cost

Land tax is worked out on the statutory land value from your state valuation notice, not the house-and-land price, and on everything you own in that state added together. Adding a property rarely gets a fresh tax-free threshold.

{{ inp.state }} · {{ lt.rule }}{{ lt.badge }}

Statutory land value of this property Other taxable {{ inp.state }} land you already hold (land value)

Perth metropolitan region (MRIT applies)

Use my actual assessment (annual amount for this property)

Valuation basis: {{ lt.basis }}

Aggregation: {{ lt.aggregation }}

Source: {{ lt.source }} · checked {{ verifiedDate }}

Your {{ inp.state }} land tax

Before adding this property{{ lt.without }}

After adding it (total assessed){{ lt.with }}

Used in this property’s costs{{ lt.incremental }}

If it were your only {{ inp.state }} land{{ lt.standalone }}

Threshold ({{ lt.scale }} scale){{ lt.threshold }}

How the allocation works. The amount charged to this property is the increase in your total {{ inp.state }} bill caused by adding it. That is an analytical allocation for comparing properties, not an official assessment. Joint owners are assessed together and then individually with a deduction; that secondary step is not modelled here.

Deductions and depreciation

Select a part of the house to see how it is treated. Land is never depreciated; the building, its fittings and the work you do on them each follow different rules.

Depreciation

Division 40 plant & equipment (year 1) Division 43 capital works (year 1) Import CSV (year, div40, div43)

Enter the figures from your quantity surveyor’s schedule. Amounts are held constant across projection years; PDF schedules are not read by this tool. Second-hand plant in an established residential property is generally not deductible for purchases after 9 May 2017 — confirm the schedule reflects this.

Hypothetical Division 40 per year Hypothetical Division 43 per year

Hypothetical only. Capital works depend on the construction cost, dates and remaining entitlement, not a share of today’s price. These amounts are labelled unconfirmed in every report until a schedule replaces them.

No depreciation is included, and the summary marks it as not yet included. An established property is not automatically ineligible: capital works built after 15 September 1987, later renovations and newly installed assets may still qualify. A quantity surveyor’s schedule settles it.

cash flow after tax effect · deduction {{ dc.dep }}

A non-cash deduction changes the tax effect without any money leaving your account this year. Capital works claimed reduce the CGT cost base on sale. Asset purchases are cash items; their depreciation is the deduction, so neither is counted twice.

Repair or improvement?

What was done? Did the damage or wear exist when you acquired the property? Was a part or the whole asset replaced?

Likely classification

Flagged for review. A label such as “painting” does not decide deductibility; the facts do.

What if?

Nudge one thing and watch the numbers move. Your baseline is kept; everything here is clearly hypothetical.

Interest rate change {{ wiv.rate }}

Extra weeks vacant {{ wiv.vacant }}

Weekly rent change {{ wiv.rent }}

One-off repair this year {{ wiv.oneOff }}

Capital growth % p.a. Rent growth % p.a. Cost inflation % p.a.

Growth defaults to 0% and is your assumption, not a forecast. Land values grow with the capital rate for land-tax projection only.

BaselineWhat-if

Break-even weekly rent (year 1, before tax effect)

including principal repayments

interest and running costs only

Compared with current rent {{ rs.weekly }} over {{ bev.weeks }} let weeks. Tax effect excluded.

Rent versus interest rate

Weekly cash flow before the tax effect, year 1, including principal repayments. Rows change the rent; columns change the interest rate.

Rent \ Rate	{{ hc }}
{{ hr.label }}	{{ c.v }}

Over time

Cumulative totals over the selected horizon using your growth assumptions. Tax rates for 2027–28 onward apply the legislated 14% second bracket; later thresholds are held, not indexed.

Future years and selling

Ten years of rent, costs, debt and tax, then an optional sale. Enacted 2027 changes are applied when they become relevant; unknown future thresholds are held at today’s values.

Year	Rent	Costs	Land tax	Interest	Principal	Deductions	Taxable result	Carried loss	Tax effect	Cash before tax	Cash after tax	Closing debt
{{ y.year }}	{{ y.rent }}	{{ y.costs }}	{{ y.landTax }}	{{ y.interest }}	{{ y.principal }}	{{ y.deductions }}	{{ y.taxable }}	{{ y.carried }}	{{ y.effect }}	{{ y.before }}	{{ y.after }}	{{ y.debt }}

What if I sell?

Model a future sale

Sell after (years) Sale value (blank = growth-derived, hypothetical) Agent commission % Legal and other selling costs

Settlement proceeds — {{ sale.when }}

Sale value {{ sale.hypo }}{{ sale.value }}

Selling costs− {{ sale.selling }}

Loan discharged− {{ sale.debt }}

Cash at settlement{{ sale.proceeds }}

The loan balance changes what you receive, not the taxable gain.

Estimated capital gains tax

Cost base (price, duty, legal, capital works){{ sale.costBase }}

less Division 43 claimed{{ sale.div43 }}

Capital gain / (loss){{ sale.gain }}

Estimated tax in sale year{{ sale.tax }}

This changes the calculation

Former home turned rental, or part-private use — main-residence and apportionment rules.
Granny flats and multiple dwellings — separate apportionment of income and costs.
Short-term accommodation — local levies and different availability tests.
Vacant land, construction and substantial renovation — holding-cost restrictions, progress payments and delayed rent (TR 2023/3).
Development, subdivision, commercial property — GST and revenue-account treatment.
Foreign residency, trusts, companies and SMSFs — different rates, discounts and surcharges.

Documents to gather

Contract of sale and settlement statement
Loan documents, redraw and offset records
Council rates and land-valuation notices
Agent statements and rental ledgers
Invoices for repairs, improvements and assets
Depreciation schedule (quantity surveyor)
Relevant valuations and insurance policies

What is left?

One reconciliation for cash, a separate one for tax. {{ yearLabelText }}, {{ card.owners }} ownership.

Ask Regans a general question

Cash reconciliation

Borrowing receipts, settlement funding and the cash reserve sit in the funding reconciliation on the Buying & funding stage, not here.

Tax schedule

Principal repayments and reserves are never deductions. The tax effect is the change in each owner’s annual tax with and without this property; it is assessed annually, not paid to you monthly.

Detailed rental schedule — {{ yearLabelText }}

Line	Treatment	Cash	Eligible	Adjustment	{{ oh }}	Source
{{ l.label }}	{{ l.treatment }}	{{ l.cash }}	{{ l.eligible }}	{{ l.adj }}	{{ sh }}	{{ l.source }}

Owner tax positions

{{ oc.name }} · {{ oc.share }}%

WithoutWith property Taxable income{{ oc.ti0 }}{{ oc.ti1 }} Tax on income{{ oc.base0 }}{{ oc.base1 }} Low income tax offset{{ oc.lito0 }}{{ oc.lito1 }} Medicare levy{{ oc.med0 }}{{ oc.med1 }} Total{{ oc.tot0 }}{{ oc.tot1 }}

Estimated tax effect {{ oc.effect }}

Rental share {{ oc.rental }} · permitted {{ oc.permitted }}. HELP repayment income adds back a net rental loss; HELP, Medicare levy surcharge and family payments are not modelled.

Assumptions used

Not yet included or needs review

Estimate prepared for discussion with Regans Accountants, not a lodged tax return. Calculation rules version {{ rulesVersion }}, sources checked {{ verifiedDate }}. Hypothetical and unconfirmed figures are labelled. Nothing is sent to Regans unless you export a file and share it yourself. The general-enquiry link does not send your scenario.

Rule and source register

See the wholeproperty picture.

What would you like to explore?

Take a look around.

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The rent is onlypart of the story.

Know your starting point

Find the ongoing cost

Give your assumptions a workout

A few numbers to have handy.

A few helpful answers.

Turn a possibility into a clearer picture.

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