Action plan
Property Investor Action Plan (Australia 2025-26)
Pick your lifecycle stage (pre-purchase, holding, or selling), enter coarse inputs, and we'll rank the property-investor decisions that apply to you — ordered by dollar impact × deadline urgency. Each lever links to the dedicated calculator behind it.
3 lifecycle stages 16 levers 8 states
FAQ
Which state has the lowest stamp duty for an investor at $750k?
On a $750,000 investor purchase (no FHB concession), the ranking varies by year but ACT and NT are typically lowest, while NSW and VIC are highest. The Property Investor Action Plan above computes the exact Δ across all 8 states for your target price. Open the NSW calculator to confirm with current rates.
Can I claim the FHB stamp duty concession AND the First Home Owner Grant?
Yes — they stack. The FHB stamp-duty concession reduces or eliminates duty (state-specific cap, e.g. NSW exempt under $800k); the FHOG is a separate cash payment ($10–25k depending on state, usually new-build only). Apply for both before settlement. Most states also allow stacking with FHSS super withdrawal.
What is the 6-year rule for CGT main-residence exemption?
If you move out of your main residence and rent it, you can keep the CGT main-residence exemption for up to 6 years per absence — provided you don't claim another property as your main residence in that period. Beyond 6 years, the exempt fraction is calculated proportionally to the time used as main residence.
Should I prepay 12 months of investment loan interest before 30 June?
Prepaying interest brings forward up to 12 months of deduction into the current FY, useful if your marginal rate is higher this year than next (e.g., expecting income drop or transitioning to retirement). Speak to your lender about interest-in-advance facilities. The deduction must be claimed in the FY of payment.
How much depreciation can I claim on a second-hand investment property bought after May 2017?
Post-2017 rules disallow Division 40 (plant & equipment) deductions on second-hand residential properties for non-corporate investors. Division 43 (capital works, 2.5% per year over 40 years) is still claimable on the building's construction cost. New-build properties retain full Div 40 access. A quantity surveyor's depreciation schedule (~$700, deductible) typically pays for itself many times over.
If I'm selling at a profit, should I delay settlement past 12 months for the CGT discount?
Yes if your hold is currently under 12 months. Holding for at least 12 months from contract signing (not settlement) qualifies for the 50% CGT discount, halving your taxable gain. Always confirm with the CGT calculator. Bonus: if you're already past 12 months but selling in Apr-Jun, consider delaying settlement to Jul 1 to defer CGT to the next FY.
Tax Accuracy & Sources
This calculator is an estimate tool and may not cover all personal circumstances. For state-based taxes, confirm details with your state or territory revenue office.