0431 516 783
RENTAL PROPERTY TAX RETURNS

Rental property tax returns, done by specialists.

Your investment property tax return is where most of your yearly tax saving is won or lost. We claim every legitimate rental deduction, apply your depreciation schedule, split co-owned properties correctly and lodge through the ATO Tax Agent Portal.

Call 0431 516 783 What's included →
From $399 per property Registered Tax Agent Fixed fee, agreed up front
WHERE IT GOES WRONG

Why rental returns go wrong.

01

Repairs and improvements get mixed up.

A repair is deductible straight away. An improvement, or fixing damage that was there when you bought, is capital. Get it wrong and you either miss a deduction or claim one the ATO will take back.

02

Loan interest isn't split properly.

Redraws, offsets, refinances and mixed-purpose loans change how much interest you can claim. The test is what the money was used for, not which property secures the loan.

03

Depreciation is missing or misapplied.

No schedule means no capital works claim. And for second-hand residential property bought after 9 May 2017, most plant and equipment deductions are gone — many returns still claim them.

We check all of it, every year. Have a yarn with us — no charge.

Call 0431 516 783
WHAT YOU GET

Everything in your rental property tax return.

One fixed fee per property. Your personal return is prepared and lodged alongside it.

Rental income reconciled

Property manager statements, bond claims, insurance payouts and short-stay platform income all matched and reported.

Every deduction claimed

Interest, agent fees, council and water rates, strata levies, land tax, insurance, repairs, pest control, cleaning, gardening and more.

Borrowing expenses

Loan establishment fees, LMI and valuation costs over $100 spread across five years (or the loan term if shorter), as the law requires.

Depreciation applied

Your Quantity Surveyor's schedule applied correctly — Division 43 capital works and eligible Division 40 plant and equipment.

Learn more →

Co-owners split right

Income and expenses split by legal ownership interest for joint owners and tenants in common — not by who paid the bills.

Negative gearing & PAYG variation

Rental losses offset against your other income, and a PAYG withholding variation if it makes sense to get the benefit through the year.

RENTAL DEDUCTIONS IN PLAIN ENGLISH

What can I claim on my rental property?

You can generally claim expenses you incur to earn rent, for the period the property is rented or genuinely available for rent. That includes loan interest, property management fees, advertising for tenants, council and water rates, strata levies, land tax, landlord insurance, repairs and maintenance, and depreciation.

Some costs can't be claimed straight away. Borrowing expenses are spread over time. Capital works like an extension or a new kitchen are claimed at 2.5% a year under Division 43. And the purchase costs — stamp duty, conveyancing — are generally part of your CGT cost base, not a deduction.

What changed for residential investors?

Two rules still catch people out. Since 1 July 2017, travel to inspect, maintain or collect rent from a residential rental property generally isn't deductible for individual investors. And for residential property bought second-hand after 9 May 2017, you usually can't claim depreciation on the plant and equipment that was already in it.

Holding costs for vacant land are also restricted from 1 July 2019, unless the land is used in a business or a property is built and available for rent.

Negative gearing — how it actually works

If your rental deductions are more than your rent, the loss reduces your other taxable income, such as your salary. How much that saves depends on your marginal rate. For 2026–27 the resident rates are 15% on $18,201–$45,000, 30% up to $135,000, 37% up to $190,000 and 45% above that, plus the 2% Medicare levy.

A tax saving doesn't make a bad investment good. We look at the after-tax cash flow per property, so you know what each one is really costing you.

Sources & law referenced

  • Income Tax Assessment Act 1997 (Cth) — s 8-1 (general deductions), s 25-10 (repairs), s 25-25 (borrowing expenses), s 26-31 (residential rental travel), s 26-102 (vacant land), s 40-27 (second-hand depreciating assets), Division 43 (capital works)
  • ATO — Rental properties guide and individual income tax rates 2026–27

Last reviewed September 2026. Tax law changes often — we check the current position before advising on your situation.

General information only. This page is general in nature and isn't personal tax, financial or legal advice. Speak to a registered tax agent about your own circumstances before acting.

FAQ

Rental property tax return questions.

How much does a rental property tax return cost?

Our per-property rental returns start from $399 per property, with your personal return linked and lodged. If you have several properties, our portfolio package starts at $1,200 a year for up to 5 properties. Pricing is fixed and agreed in writing before we start.

Is the tax agent fee deductible?

Yes. The cost of managing your tax affairs, including our fee, is generally deductible in the year you pay it.

What documents do I need for my rental property tax return?

Your property manager's annual statement, loan statements, council, water and strata notices, insurance, repair invoices, land tax notices, your depreciation schedule and any settlement statements if you bought or sold. Our free checklist lists everything.

Can I claim travel to my rental property?

For most individual investors with residential property, no — travel to residential rentals hasn't been deductible since 1 July 2017. There are limited exceptions, for example if you're carrying on a property business. We'll check whether any apply.

My rental property had a period when it wasn't rented. Can I still claim?

You can usually claim expenses for periods it was genuinely available for rent — advertised at market rent and not blocked out for family or friends. Private-use periods have to be apportioned out.

Do you do rental returns outside Sydney?

Yes. We're based in Norwest and work with investors across the Hills, Western Sydney and the Central Coast in person, and across NSW, VIC, QLD, WA and SA online.

Related services

Capital gains tax on property Depreciation schedules Land tax planning SMSF property Foreign resident CGT

Where we work

Hills District & Norwest Central Coast NSW Sydney CBD
LET'S TALK

Get your rental property tax return done properly.

15 minutes on the phone. No charge. We'll tell you what we'd do differently and what it costs — fixed.

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