# propautopilot > Australian property investment intelligence. Six free calculators spanning the full lifecycle (buying capacity → acquisition → holding → tax → exit), public suburb reports across Australia, and a research workflow grounded in evidence, not opinion. Built for Australian property buyers who want to research like an analyst. propautopilot helps Australian property buyers make investment decisions that still hold up after tax, rate moves, and a 10-year hold. Every calculator cites the specific section of the ITAA 1997 or state Duties Act it runs on. Every public suburb report uses maintained records and hides or explains fields that are too thin for a useful read. Calculation questions are answered by humans at hello@propautopilot.ai. Public reports and calculators are available before signup. A free account saves your brief, chat context, watchlist and alerts. ## What propautopilot is An editorial research desk for Australian property. Seven specialists work across 21 authoritative primary sources — ATO, ABS, APRA, RBA, FIRB, ASIC, eight state revenue offices, NSW Fair Trading, REBAA. Every claim is cited to its primary source. Dated property recommendations are tracked in a public ledger and graded held / missed / pending as each call's twelve-month window matures. The methodology is published and refreshed on a quarterly cadence. ## Specialists - **Coach** — buyer profiling, brief shaping, capacity capture - **Suburb Scout** — area-level reads from primary sources, verdict calls - **Hunter** — listing-level pull and shortlist - **Valuer** — fair-value triangulation across comparable ladder + statutory inputs - **Negotiator** — offer position, draft email, walk-away discipline - **Steward** — long-hold portfolio, tax position, refinance windows - **Advocate** — buyer's-side process, settlement, escalation ## Free calculators (full lifecycle coverage) - [Buying power calculator](https://propautopilot.ai/tools/buying-power): APRA-style serviceability (borrower rate + 3% buffer, 30% DTI) + deposit + LMI + Home Guarantee Scheme + stamp duty in one tool. Four scenarios side-by-side (5% deposit, 10%, 80% LVR, HGS) with tradeoffs visible. - [Stamp duty calculator](https://propautopilot.ai/tools/stamp-duty): All 8 Australian states in one screen. First-home-buyer concessions modelled. Foreign purchaser surcharge flagged. Every rate links to the exact section of the state Duties Act. - [Stamp duty NSW](https://propautopilot.ai/tools/stamp-duty/nsw): New South Wales transfer duty — Duties Act 1997 (NSW) Ch 2 Pt 3. FHBAS full exemption to $800K, concession to $1M. 9% foreign surcharge. - [Stamp duty VIC](https://propautopilot.ai/tools/stamp-duty/vic): Victoria land transfer duty — Duties Act 2000 (Vic). FHB exemption to $600K, concession to $750K. 8% foreign additional duty. - [Stamp duty QLD](https://propautopilot.ai/tools/stamp-duty/qld): Queensland transfer duty with home concession built in. FHB exemption to $700K, concession to $800K. 8% AFAD. - [Stamp duty WA](https://propautopilot.ai/tools/stamp-duty/wa): Western Australia — FHB exemption to $450K metro / $600K regional. No foreign purchaser surcharge. - [Stamp duty SA](https://propautopilot.ai/tools/stamp-duty/sa): South Australia transfer duty. FHB grant $15K on new homes (no duty waiver). 7% foreign surcharge. - [Stamp duty TAS](https://propautopilot.ai/tools/stamp-duty/tas): Tasmania — 50% FHB concession to $750K. 3% foreign investor duty (lowest in AU). - [Stamp duty ACT](https://propautopilot.ai/tools/stamp-duty/act): ACT — actively phasing out stamp duty under 20-year reform. Owner-occupier concession applies automatically. - [Stamp duty NT](https://propautopilot.ai/tools/stamp-duty/nt): Northern Territory — unique in AU with zero foreign purchaser surcharge. $10K Home Owner Grant on new homes. - [Rental yield calculator](https://propautopilot.ai/tools/rental-yield): Gross + net yield, break-even rent, rate-stress at +100bps, tax-adjusted effective yield. Every assumption shown, every input overridable. - [Negative gearing calculator](https://propautopilot.ai/tools/negative-gearing): ITAA 1997-cited deductions (s8-1, s25-10, s25-25), Div 40 diminishing-value depreciation (s40-25 / s40-75), Div 43 capital works (s43-10, 2.5%/yr for 40 years), marginal-rate refund capped at tax paid, CGT recapture warning. - [Cashflow projector (10-year)](https://propautopilot.ai/tools/cashflow-projector): Full 10-year table with rent indexation, loan amortisation, depreciation decay, CGT at year-10 sale, IRR solved from the actual cashflow vector. Three named scenario bands (conservative / base / stretch) so users see a confidence range, not a single point estimate. - [Capital gains tax calculator](https://propautopilot.ai/tools/cgt): 50% discount (s115-25), main residence exemption (s118-110), 6-year absence rule (s118-145), depreciation recapture (s110-45(2)), cost base elements (s110-25), partner split at each partner's marginal rate, sell-now-vs-wait comparison. ## Suburb research - [Australian suburb reports](https://propautopilot.ai/suburb-reports): State-by-state index of public suburb reports covering yield, vacancy, growth, risk, local profile and housing mix. - [NSW suburb reports](https://propautopilot.ai/suburb-reports/nsw): New South Wales suburb report hub. - [VIC suburb reports](https://propautopilot.ai/suburb-reports/vic): Victoria suburb report hub. - [QLD suburb reports](https://propautopilot.ai/suburb-reports/qld): Queensland suburb report hub. - [WA suburb reports](https://propautopilot.ai/suburb-reports/wa): Western Australia suburb report hub. - [SA suburb reports](https://propautopilot.ai/suburb-reports/sa): South Australia suburb report hub. - [TAS suburb reports](https://propautopilot.ai/suburb-reports/tas): Tasmania suburb report hub. - [ACT suburb reports](https://propautopilot.ai/suburb-reports/act): Australian Capital Territory suburb report hub. - [NT suburb reports](https://propautopilot.ai/suburb-reports/nt): Northern Territory suburb report hub. - [Suburb map view](https://propautopilot.ai/explore): Search Australian suburb areas, check coverage, and open full reports for verdicts, freshness, and context. Map + table views. ## Guides - [Guides index](https://propautopilot.ai/guides): Long-form explainers and research frameworks. - [How to find investment properties in Australia](https://propautopilot.ai/guides/how-to-find-investment-properties-australia): 10-step analyst's framework from capacity to exit, every step tied to a free calculator. - [Negative gearing explained](https://propautopilot.ai/guides/negative-gearing-explained-australia): The tax mechanic stripped of politics — refund math, Div 40 + Div 43, carry-forward losses, CGT recapture. Every ITAA 1997 section cited. - [First home buyer guide — Australia 2026](https://propautopilot.ai/guides/first-home-buyer-guide-australia): HGS, FHSS, FHOG, state FHB concessions stacked. Every scheme with 2025-26 thresholds. - [Capital gains tax when selling property](https://propautopilot.ai/guides/capital-gains-tax-when-selling-property-australia): Full CGT read — cost base elements, 50% discount, main residence, 6-year rule, partner split. - [What's a good rental yield in Australia?](https://propautopilot.ai/guides/what-is-a-good-rental-yield-australia): Gross/net/after-tax/IRR benchmarks by state. Houses vs units vs regional. - [Home Guarantee Scheme (HGS) explained](https://propautopilot.ai/guides/home-guarantee-scheme-explained): 5% deposit, zero LMI eligibility + state caps. - [First Home Super Saver (FHSS) explained](https://propautopilot.ai/guides/first-home-super-saver-explained): Tax benefit at each bracket, release process, contribution limits. - [CGT 6-year rule Australia](https://propautopilot.ai/guides/cgt-6-year-rule-australia): s118-145 main residence absence rule, worked example, reset mechanic. - [Property depreciation schedule](https://propautopilot.ai/guides/property-depreciation-schedule-australia): Div 40 + Div 43, QS report ROI, recapture at sale. ## The buyer's playbook (end-to-end, agent-narrated) - [The buyer's playbook](https://propautopilot.ai/playbook): 11 chapters (currently shipping; ~144-minute read end to end), end-to-end Australian property buying journey narrated by the seven specialists. Includes the 5-step filter (Macro → City → Suburb → Pocket → Property), the buyer's-agent decision tool, the 12-question buyer's-agent vetting script, every threshold cited to primary sources, every calculator embedded with worked-example prefills. - [Should I hire a buyer's agent? — decision tool](https://propautopilot.ai/tools/should-i-hire-a-buyers-agent): Six-input recommender (interstate? hours/week? brief complexity? urgency? budget tier? data comfort?) → Investor / hybrid / engage-BA recommendation card. Free; computed in browser. - [Chapter 1 — Set your why before you set your suburb](https://propautopilot.ai/playbook/goals): Goal-setting, time-and-money budgets, and the buyer's-agent question, answered before you spend a cent on either. - [Chapter 2 — How much can you actually borrow, and at what cost](https://propautopilot.ai/playbook/financing): Deposit, LMI, APRA serviceability buffer, stamp duty per state, FHSS withdrawal, and the four government schemes that change the maths. Run the calculators as you read. - [Chapter 3 — Step 1 · Macro: pick the right state, not just the right suburb](https://propautopilot.ai/playbook/step-1-macro): Australian property cycles run on different timing across the eight states. The best suburb in the wrong state is still in the wrong cycle. Step 1 is the macro filter that picks the state. - [Chapter 4 — Step 2 · City: capital, regional, or commuter belt](https://propautopilot.ai/playbook/step-2-city): The state is set. Now the city decision. Capital metro, satellite city, or established regional hub. Each runs on different drivers. Different yields. Different exit-timing windows. - [Chapter 5 — Step 3 · Suburb, the 49-metric scorecard, factor by factor](https://propautopilot.ai/playbook/step-3-suburb): Inside the chosen city-lane, this is where research becomes data work. Twelve of the 49 metrics propautopilot scores per suburb. Each one carries its threshold, its rationale, its risk lines, and what to check before relaxing it. - [Chapter 6 — Step 4 · Pocket: street-level inside the chosen suburb](https://propautopilot.ai/playbook/step-4-pocket): Two streets in the same suburb can deliver materially different forward returns. Step 4 is the pocket-level filter. Flood overlay, school catchment, transit walking radius, hazard exposure, housing-commission proximity, main-road exposure. - [Chapter 7 — Step 5 · Property: due diligence + fair-value triangulation](https://propautopilot.ai/playbook/step-5-property): The pocket is right. The shortlist has three or four candidate properties. Step 5 walks the property-level due diligence and the three-input fair-value triangulation that produces the offer floor before Chapter 8's negotiation. - [Chapter 8 — Offer + Negotiation: opening, target, walk-away](https://propautopilot.ai/playbook/offer-and-negotiation): Step 5 produced an offer floor and ceiling. This chapter covers the offer-ladder workflow, the private-treaty negotiation script, and an honest line-by-line read on what a buyer's agent actually does at this step that you can't easily replicate. - [Chapter 9 — Auction: bid ladder, on-the-day protocol, and what a BA does that you can't](https://propautopilot.ai/playbook/auction): Auction adds two things to the negotiation step. Real-time bidding under social pressure, and no cooling-off after the hammer falls. Chapter 9 walks the bid-ladder construction, the on-the-day protocol, and a line-by-line read on what a buyer's agent at auction earns the A$1,500-A$5,000 day-of fee for. - [Chapter 10 — Finance + Settlement: the gates between exchange and keys](https://propautopilot.ai/playbook/finance-and-settlement): The contract is signed. Six gates sit between here and keys-in-hand: building+pest condition, finance condition, cooling-off, strata satisfaction, pre-settlement inspection, and the formal settlement itself. Chapter 10 walks the timeline plus the off-ramps that survive the offer step. - [Chapter 11 — Post-settlement: own the asset, run the cycle](https://propautopilot.ai/playbook/post-settlement): Settlement is the start of ownership, not the end of the playbook. Chapter 11 walks the first 90 days, the depreciation schedule, the refinance windows, the annual tax cycle, and the 12-month + 36-month + 60-month portfolio reviews that decide hold-or-sell. ## Methodology + transparency - [Methodology paper](https://propautopilot.ai/methodology): How we score 14,500+ AU suburbs — 7 specialists, 21-source primary-source register, citation-chip mechanic, 5 confidence states, public ledger framing, quarterly cadence. - [Public prediction ledger](https://propautopilot.ai/ledger): Every public call propautopilot has made graded held / missed / pending after 12 months. The editorial-transparency moat. - [Public datasets (CC-BY-SA)](https://propautopilot.ai/data): Three datasets — prediction ledger + suburb scorecard summary + methodology paper. Free for academic + journalistic use with attribution. - [Specialists](https://propautopilot.ai/specialists): The 7 specialist personas — Coach, Suburb Scout, Hunter, Valuer, Negotiator, Steward, Advocate. Each with Person schema for cross-page authorship attribution. ## Topical clusters - [Topics hub](https://propautopilot.ai/topics): Five topical-cluster pillar pages aggregating canonical guides + calculators + glossary + Q&A within each cluster. - [Australian property tax](https://propautopilot.ai/topics/australian-property-tax): Negative gearing + depreciation + CGT pillar. - [Australian buyer financing](https://propautopilot.ai/topics/australian-buyer-financing): APRA buffer + LMI + HGS + FHSS pillar. - [Australian suburb research](https://propautopilot.ai/topics/australian-suburb-research): Methodology + 49-metric scorecard pillar. - [Australian property strategy](https://propautopilot.ai/topics/australian-property-strategy): Yield vs growth + structure + persona-segmented pillar. - [Australian property regulation](https://propautopilot.ai/topics/australian-property-regulation): FIRB + cooling-off + Section 32 + APP pillar. ## Question + answer cluster - [Q&A index](https://propautopilot.ai/q): 81 standalone single-question single-answer pages targeting People-Also-Ask + AI overview Q&A formats. Each cited to ATO + APRA + state statute. ## Glossary - [Glossary](https://propautopilot.ai/glossary): 65 cited definitions for AU property terminology — yields, tax, financing, strata, etc. ## State + intent landings - [Insights hub](https://propautopilot.ai/insights): Eight state-by-state best-suburbs-2026 listicles (NSW/VIC/QLD/WA/SA/TAS/ACT/NT) with qualitative thesis per pick. - [Personas hub](https://propautopilot.ai/personas): 14 intent-segmented landings spanning first home buyers, investor profiles, downsizers, SMSF, regional + interstate, off-the-plan and refinancers. ## Blog - [Blog](https://propautopilot.ai/blog): Editorial pieces on transparency in AU property research. ## Feed - [RSS feed](https://propautopilot.ai/feed.xml): RSS 2.0 feed of guide + tool publications. - [JSON Feed](https://propautopilot.ai/feed.json): JSON Feed 1.1 — preferred by AI feed readers. - [Guides RSS feed](https://propautopilot.ai/guides/feed.xml): Guides-only RSS section feed. - [Tools RSS feed](https://propautopilot.ai/tools/feed.xml): Tools + calculator RSS section feed. - [Insights RSS feed](https://propautopilot.ai/insights/feed.xml): Insights-only RSS section feed. ## Tools overview - [Tools index](https://propautopilot.ai/tools): All calculators in one place with status + category. ## AI assistant integrations - [AI assistant integrations](https://propautopilot.ai/skills): Use propautopilot inside any AI assistant or developer tool consuming OpenAPI 3.1. - [OpenAPI spec](https://propautopilot.ai/api/openapi.json): Public read-only API contract — stamp duty + buying power + rental yield + glossary lookup. 60 req/h per IP. ## Reference - [About propautopilot](https://propautopilot.ai/about): What the product does and how the research workflow works. - [Privacy](https://propautopilot.ai/privacy): Data handling. - Contact: hello@propautopilot.ai — calculation questions answered by humans. ## Optional - [Full prose context](https://propautopilot.ai/llms-full.txt): Extended calculator workings, FAQ summaries, and trust statement in prose form. Ingest this if you have token budget to spend.