Plintha, explained plainly.

Plintha is an AI-assisted analysis tool for Australian residential investment property. Paste a listing — a buyer’s agent email, a REA or Domain listing, or your own notes, plus a PDF or photos if you have them — and Plintha returns an independent verdict: Meets Criteria, Conditional, or Below Criteria, backed by a 0–100 score, a full financial model, and a plain-English explanation of the reasoning.

Anyone buying an Australian residential investment property who wants an independent second read on the numbers before committing — first-time investors, rentvestors, and people checking a deal that came from a buyer’s agent or an agent’s listing. Plintha doesn’t sell property, take referral fees, or earn a commission on the outcome, so the verdict has nothing riding on your decision.

A buyer’s agent finds and negotiates a property for you, typically for a fee of $10,000–$15,000. Plintha doesn’t do either of those things — it’s an independent second opinion on a property you’ve already found, whatever the source. Because Plintha doesn’t sell property or earn a commission on the outcome, the verdict isn’t shaped by whether you buy.

No. Plintha analyses the numbers and the deal structure from the information you provide — it doesn’t physically inspect the property. A building and pest inspection is a separate, physical check (typically $400–800) that Plintha doesn’t replace; a Plintha report flags due-diligence items to verify, including getting one where it’s relevant.

You paste the property details — an agent email, a listing, or your own notes — and can attach a PDF or images such as a floor plan or a buyer’s-agent report. You choose whether you’re analysing for Yield or Growth, and when the property was purchased or contracted, which determines its tax treatment. Plintha reads what you’ve provided, runs every dollar figure through a deterministic finance engine, and returns a verdict with the full reasoning, typically within a few minutes.

Enough for Plintha to identify the property and its numbers — address, price, weekly rent and property type give the strongest result. You can paste this as text (a buyer’s-agent email or a listing works well) and attach a PDF, JPG, PNG or WebP file up to 3MB. Where information is missing, Plintha flags it rather than guessing at it.

Every property is scored 0–100 against Plintha’s investment criteria for yield, growth and risk. A score of 70–100 is a Meets Criteria verdict, 40–69 is Conditional — it partly meets the criteria, with specific conditions to verify — and 0–39 is Below Criteria. The dollar figures the score rests on, such as cash flow, yield, tax position and stamp duty, are computed by Plintha’s deterministic finance engine, not estimated by the AI.

Plintha scores every property through two separate strategy lenses. The Yield score weighs cash flow and positive gearing — gross yield and the after-tax weekly cost or surplus. The Growth score weighs capital-growth potential — land content, growth catalysts and demand drivers, vacancy rates, and scarcity. A property can score well on one and poorly on the other; you choose which lens matters most before running the analysis, and the report shows both.

Every analysis stress-tests the property against less favourable conditions: an interest-rate rise, an extended vacancy period, and — for interest-only loans — what happens when the interest-only period ends and repayments step up to principal and interest. A property that only works under today’s exact conditions is a materially different proposition from one that holds up under stress.

Where a buyer’s agent or other intermediary is involved, Plintha reads who is paying whom on the deal and flags the arrangement in plain English — for example, whether the fee is paid by the buyer only, or whether there’s a referral or panel arrangement that could bias the recommendation. It doesn’t make an accusation; it surfaces the structure so you can weigh it yourself.

Plintha computes what can be computed exactly — stamp duty against verified state and territory revenue office rates, for example — and estimates or flags the rest rather than presenting a guess as fact. Every figure in a report is labelled: computed, estimated with the assumption shown, or a default you can override. That said, Plintha relies on the information you provide plus public data sources, which can be incomplete, outdated or wrong, and its outputs involve modelling and assumptions. It’s not a guarantee of any outcome, and it doesn’t replace a physical inspection, a valuation, or licensed professional advice.

No. Plintha provides general information and data-driven analysis for research purposes — not personal financial product advice, investment advice, tax advice, credit assistance, or legal advice — and it doesn’t take into account your personal objectives, financial situation or needs. Plintha is not a licensed financial adviser and doesn’t hold an Australian Financial Services Licence. Verdicts and scores are automated, general indicators, not a recommendation to buy, sell or hold any property. Always get independent advice from licensed professionals — a financial adviser, mortgage broker, registered tax agent or accountant, and a solicitor or conveyancer — before making a decision.

Plintha models the changes to negative gearing and capital gains tax announced in Australia’s 2026–27 Federal Budget. It classifies every property as grandfathered (owned or contracted before 12 May 2026), new build, or established post-budget, because each class is taxed differently — grandfathered and new-build properties keep the full negative-gearing offset against salary, while established properties bought after the cutoff have rental losses quarantined against future rental profit instead. The classification also drives depreciation (Division 40 and 43) and the capital-gains treatment modelled on sale.

Yes, with an honest limit. Plintha models the pre-tax position for any ownership structure, but it deliberately doesn’t model entity-level income tax for a trust, company or SMSF — that treatment varies too much to assert responsibly. Where one of these structures is involved, Plintha shows the pre-tax numbers and tells you to price the entity-tax question with your accountant, rather than guessing on your behalf.

The free tier gives you one full analysis every month, no card required: the verdict, the 0–100 score, separate Yield and Growth scores, and the tax-regime classification. A credit unlocks the complete report for a property — the full plain-English summary and investment thesis, the complete stress test and buyer’s-agent conflict check, and a clean PDF export. Credits are one-time purchases, not a subscription: 1 for $89, 3 for $229 ($76 each), 5 for $349 ($70 each), or 15 for $899 ($60 each) — all AUD, GST included, valid for 12 months. Every analysis, free or paid, is saved to your Deal Vault for 90 days.

Plintha doesn’t sell your personal information. The property details and documents you submit are used to generate your analysis and, if you save it, stored in your Deal Vault. Service providers that help run Plintha — including Supabase for the database, Vercel for hosting, Anthropic for the AI models, and Upstash for abuse prevention — process data under contract, and some of that processing happens outside Australia, principally in the United States. See the Privacy Policy for the full detail on what’s collected and why.