Guides
The numbers, computed.
Most property guides copy figures from other guides. Ours are generated by the same deterministic engine that powers every Plintha verdict — duty tables computed at the verified rates, tax rules as legislated in the 2026–27 Budget, and honest flags where an answer depends on your accountant.
Tax & rules
- Negative gearing after the 2026–27 Budget: what actually changed on 12 May 2026What the 2026-27 Budget did to negative gearing: new-build-only deductions, grandfathered holdings, and quarantined losses on established purchases.
- CGT Changes from 1 July 2027: What Replaces the 50% Discount?From 1 July 2027 the flat 50% CGT discount gives way to indexation with a 30% effective minimum. Who is grandfathered, and how the cost base works.
- Grandfathered, New Build or Established: The Three Property Tax Classes of 2026Grandfathered, new build or established post-budget: what each 2026 property tax class means for negative gearing and CGT, and how Plintha classifies a listing.
- Trust or Company vs Your Own Name: Property Ownership After the 2026–27 BudgetHow trust and company property ownership compares with buying in your own name after the 2026–27 Budget, including the 30% minimum trust tax from 2028.
- Buying Property in an SMSF After the 2026 Budget: What Changes, What Doesn'tHow buying property in an SMSF differs from personal ownership, why entity tax belongs with your accountant, and how Plintha models SMSF deals pre-tax.
- Division 43 vs Division 40 Depreciation: Why Building Age Decides What You Can Claim in 2026How Division 43 capital works and Division 40 plant depreciation work, the 2017 second-hand plant rule, and why new builds claim the most in 2026.
Stamp duty
- Stamp duty on an investment property in NSW (2026)Exact NSW transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $30,187 on an $800,000 purchase.
- Stamp duty on an investment property in VIC (2026)Exact VIC transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $43,070 on an $800,000 purchase.
- Stamp duty on an investment property in QLD (2026)Exact QLD transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $29,025 on an $800,000 purchase.
- Stamp duty on an investment property in WA (2026)Exact WA transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $32,316 on an $800,000 purchase.
- Stamp duty on an investment property in SA (2026)Exact SA transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $37,830 on an $800,000 purchase.
- Stamp duty on an investment property in TAS (2026)Exact TAS transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $31,185 on an $800,000 purchase.
- Stamp duty on an investment property in NT (2026)Exact NT transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $39,600 on an $800,000 purchase.
- Stamp duty on an investment property in ACT (2026)Exact ACT transfer duty on investment purchases from $400k to $2M, computed at the FY2025–26 general rates — e.g. $25,150 on an $800,000 purchase.
- Stamp duty by state: what investors pay in 2026Investor transfer duty compared across all 8 Australian states and territories at $600k, $850k and $1.2M — computed at FY2025–26 general rates.
Land tax
- Land Value vs Purchase Price: The Number That Actually Sets Your Land TaxWhat unimproved land value is, where to find it on your rates notice, and why it — not your purchase price — determines land tax in Australia.
- Land tax on an investment property in NSW (2026)NSW annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $0 a year on a $600,000 land value.
- Land tax on an investment property in VIC (2026)VIC annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $2,250 a year on a $600,000 land value.
- Land tax on an investment property in QLD (2026)QLD annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $500 a year on a $600,000 land value.
- Land tax on an investment property in WA (2026)WA annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $750 a year on a $600,000 land value.
- Land tax on an investment property in SA (2026)SA annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $0 a year on a $600,000 land value.
- Land tax on an investment property in TAS (2026)TAS annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $3,238 a year on a $600,000 land value.
- Land tax in the Northern Territory: there isn’t any (2026)The Northern Territory is the only Australian jurisdiction with no land tax. What NT investors should budget for instead — rates, insurance and holding costs.
- Land tax on an investment property in ACT (2026)ACT annual land tax on investment land from $300k to $3M, computed at general rates — e.g. $7,418 a year on a $600,000 land value.
- Land tax by state: annual holding cost compared (2026)Annual land tax on investment land compared across all Australian states at $400k, $750k and $1.5M site values — computed at general rates.
Costs & finance
- After-Tax Weekly Cashflow: What a Property Really Costs Each Week in 2026–27How to work out the after-tax weekly cashflow on an Australian investment property, and how the 2026–27 Budget's property classes change the tax effect.
- Interest-only vs principal-and-interest: which loan structure fits an investment property in 2026?How interest-only and P&I loans differ, why IO appeals to investors, what happens at IO expiry, and how Plintha stress-tests the P&I flip.
- LMI: You Pay the Premium, the Lender Gets the ProtectionLenders mortgage insurance protects the lender, not you. When LMI applies, capitalising the premium, and the five-year deduction for investors.
- What Does It Actually Cost to Buy an Investment Property in 2026?Every upfront cost of buying an Australian investment property in 2026 — stamp duty, LMI, conveyancing, inspections, buyer's agent — and which are deductible.
Strategy
- Does Rentvesting Still Stack Up After the 2026–27 Budget?Rentvesting after the 2026–27 Budget: CGT and land tax trade-offs, negative gearing by property class, and judging the purchase on yield and growth.
- Yield vs growth: why one score can't serve two property strategies in 2026Yield and growth investor strategies explained, how the 2026–27 Budget changed the trade-off, and why Plintha scores both lenses on every property.
- Gross vs Net Yield: Why Net Is the Honest Number in 2026Gross yield is the advertised number; net yield is what the property actually earns after management, vacancy, maintenance and rates. How to work it out.
Due diligence
- Stress-Testing a Property Purchase in 2026: Why the Stressed Case Matters More Than the Base CaseHow +2% rates, extended vacancy and interest-only expiry reshape a property purchase — and what a stress-test pass or fail should change about the deal.
- Buyer's Agent Fees in 2026: Who Pays Whom Decides Whose Agent It IsWhat buyer's agents charge in Australia, who pays whom on a deal and why it matters, the conflict signals to check, and how Plintha reads a transaction.
- What does a vacancy allowance really cost you?What a vacancy allowance is, why Plintha defaults to 3% of rent (about a week and a half a year), how the stress test extends it, and how to keep vacancy down.