Persona · Last reviewed 2026-05-01
Your first investment property.
Yield, vacancy, negative gearing, depreciation, CGT. Every assumption modelled, every figure cited to ITAA 1997 sections.
Your first investment property is where the maths gets real. Gross yield versus net yield. Negative gearing refund versus out-of-pocket cost. Division 40 plant and equipment versus Division 43 capital works depreciation. Capital gains tax positioning at the eventual exit.
Most online calculators stop at gross yield. We carry the math through to after-tax effective yield, 10-year cashflow projection with rate stress, and the CGT recapture warning that triggers when accumulated Division 43 starts pushing up the eventual capital gain.
What we model: gross, net, after-tax, and rate-stressed yield in one screen. 10-year hold projection across conservative / base / stretch scenarios. Full ITAA 1997-cited deduction breakdown (s8-1, s25-10, Div 40, Div 43, s25-25). CGT positioning if you sell.
What we won't fabricate: a verdict on whether a specific property is a buy. That requires a real read on the suburb, a fair-value triangulation against settled comparable sales, and the buyer's specific tax position. The Suburb Scout, Valuer, and Steward specialists do that read together.
Typical position
- Capacity
- $650K to $1.5M depending on equity and income
- Deposit
- 20% standard ($130K to $300K). LMI possible at 10 to 15%.
- Horizon
- 10-year hold default; refinance window at 3-5y
Informational. Not financial advice. Your specific position depends on your full income / debt / dependants picture — run the calculators with your numbers.
Calculators that fit
- Rental yield calculator
Gross, net, rate-stressed, and tax-adjusted in one screen.
- Negative gearing calculator
Every line cited to ITAA 1997 sections.
- Cashflow projector (10-year)
Rate path, rent indexation, CGT at exit.
- Capital gains tax calculator
Sell-now vs wait, partner split, recapture warning.
Guides that go deeper
- How to find investment properties: an analyst's framework
10-step worked example end-to-end.
- Negative gearing explained
Tax mechanic stripped of politics.
- What's a good rental yield in Australia?
Gross/net/after-tax benchmarks by state.
- Property depreciation schedule
Div 40 + Div 43, QS report ROI.
Terms in this persona
Other personas
- First home buyer using the Home Guarantee Scheme
- Downsizer (60+)
- Buyer's agent client
- SMSF property investor
- Multi-property portfolio investor
- Regional + lifestyle-migration buyer
- Interstate investor
- Off-the-plan buyer
- Existing borrower refinancing
- Divorce or relationship-settlement buyer
- Australian expat returning home
- Deceased estate inheritor
- Owner-occupier upgrader (second home)
Open the playbook — 11 chapters end-to-end, every threshold cited.