Real-Life Guide: Investment Property Tax Deductions in Australia (with Example)

Investing in property in Australia not only builds your asset portfolio—it also opens the door to valuable tax deductions if you know what expenses qualify. From interest on loans to depreciation and essential maintenance, these write-offs can have a big impact on your yearly cash flow.

Below, we break down which expenses you can claim and provide a practical example that outlines how the tax rules work in a real scenario.

What Expenses Can You Claim?

1. Immediate Deductions (Claim in the Year Expenses are Incurred)

Interest on your investment loan
Property management fees and advertising costs
Repairs, insurance, and council rates
Cleaning, utilities, legal fees, and administrative expenses

2. Deductions Spread Over Time

Borrowing expenses (such as loan setup fees)
Depreciation for both the building and plant/equipment
Renovations and capital improvements
Quantity surveyor costs

Example: Emma, a First-Time Investor

Modern Brisbane apartment building investment property

Profile: Emma, who earns $100,000 per year, owns a 2-bedroom investment unit in Brisbane that she bought in July 2023.

Property Price: $600,000
Loan Amount: $540,000 (90% LVR)
Interest Rate: 6.0%
Rent Income: $550/week, which totals $28,600/year
Occupancy: Fully tenanted

Emma's Deductible Expenses for FY 2024

Expense Category	Amount	Deduction Type
Interest on Loan (6%)	$32,400	Immediate
Property Management Fee (7%)	$2,002	Immediate
Advertising for Tenants	$600	Immediate
Council Rates	$2,200	Immediate
Landlord Insurance	$1,000	Immediate
Strata/Body Corporate Fees	$3,000	Immediate
Repairs (e.g., leaking tap)	$750	Immediate
Building Depreciation	$6,000	Over 40 years
Appliance Depreciation	$1,500	Over asset life
Loan Establishment Fee	$1,200 (or $240 per year over 5 years)	Over time

Total Deductions for FY 2024:
Immediate Deductions: $42,952
Annual Portion of Long-Term Deductions: $7,500 (depreciation) + $240 (loan fees)
Total Deductible Amount: $50,692

Tax Savings Explained

Property investor examining tax benefits of negative gearing

With a marginal tax rate of approximately 34.5% on a $100,000 income, Emma could save around 34.5% of her deductible expenses. In this example, her tax saving is estimated at:

Tax Saving: $50,692 × 34.5% ≈ $17,488

After-Tax Financial Outcome

Net Rental Income: $28,600 – $42,952 = –$14,352 loss
Tax Offset: Approximately $17,500, which helps to mitigate the cash flow shortfall.

Key Takeaways

A wide range of property expenses can reduce your taxable income, both immediately and over time.
Even properties generating a net rental loss can be beneficial because of the available tax offsets.
Maintaining accurate records and obtaining a comprehensive depreciation schedule is essential.

Important Considerations

Repairs Versus Capital Improvements

It is important to differentiate between:

Repairs & Maintenance: Costs to restore items to their original condition, claimed immediately.
Capital Improvements: Expenses for upgrades or adding new features, which are deductible over time.

Depreciation Schedules

A depreciation schedule prepared by a qualified quantity surveyor can uncover significant additional deductions. Properties built after September 1987 typically benefit the most, although older properties may also realize substantial claims on renovations and fittings.

Mistakes to Avoid

Claiming expenses that are not related to the property.
Overlooking deductions because of poor record-keeping.
Failing to appropriately apportion expenses if only part of the property is rented.
Not revising claims when refinancing your loan.