Property Accountant, Tax Structure & Loan Services
Property Tax, Loan Structure & Cashflow. One Clear Strategy.
- Registered Tax Agent (ATO)
- Licensed Mortgage Broker
- Certified Practising Accountant (CPA)
- 20+ Years Corporate Finance Experience
Why it matters
Most Property Investors Get Tax Advice In One Place And Loan Advice In Another. That gap can cost real money.
A loan may be approved without checking the tax impact. An ownership structure may be chosen because it suits the bank, not because it suits your long-term tax position. Deductions, depreciation, interest, cashflow and CGT planning can easily get missed when the purchase, loan and annual tax return are treated separately.
Recent Federal Budget changes to negative gearing and CGT make structure more important than ever. Don’t just buy in your personal name by default — review the right ownership, loan and tax structure before you commit.
At TidyTax, your property tax position and loan structure are reviewed together from the start. As your property accountant and mortgage broker, we look at the full picture before you commit — ownership structure, borrowing setup, cashflow, deductible interest, depreciation, land tax exposure and future CGT impact. Then, when tax time comes around, the same team already understands the property, the loan and the strategy behind it.
- No repeating the same story to separate advisers.
- No missed context between tax and lending.
- One team keeping your property numbers connected year after year.
One property accountant, one mortgage broker, one team — working in sync, year after year."
Structure First
We look at the structure before the numbers — get that right, and the tax and loan outcomes follow.
Tax & Loan Connected
Your tax position and loan strategy reviewed together, not by two professionals who've never spoken.
Registered Tax Agent
Lodging with a registered agent means your return is backed by someone accountable to the Tax Practitioners Board.
Licensed Mortgage Broker
A licensed broker comparing 40+ lenders for you — not a single bank pushing its own product.
Our Three Service Pillars
One Property. Three Specialists. Zero Gaps.
Property buying structure, borrowing strategy and annual tax work should be aligned from the start. At TidyTax, we connect these elements so every decision supports the next one.
Before You Buy
Property Tax & Structure
How your investment is held determines the tax outcome — the entity, the income split, the depreciation access, and your CGT position when you eventually sell. We look at your income, your family situation, and where you want to end up, then set the structure to match. The best time to review structure is before you buy. Once contracts are signed and loans are settled, changing direction creates legal costs, stamp duty, refinancing friction and tax consequences that are far harder to unwind.
The difference it makes
Buying in personal names, a trust or company creates different outcomes for tax, borrowing and sale. The right answer depends on your income, family situation and plan.
When You Borrow
Property Loan & Mortgage Broking
As licensed mortgage brokers, we source and structure your property loan with your tax position in view — not just whatever rate happens to be on offer this week. Which entity borrows, what type of loan, how interest gets tracked, and what it does to your capacity to buy again: all considered together, not separately. For SMSF property, we also set up Limited Recourse Borrowing Arrangements (LRBAs) and the bare trust structure that goes with them — tax, accounting and lending, all under one roof.
The difference it makes
The cheapest rate isn't always the smartest long-term structure. We carefully weigh loan split, deductibility and future borrowing plans before the loan is ever set up.
Every Year After
Property Tax Returns, Year After Year
Annual returns, depreciation schedules, rental income reconciliation, CGT tracking and ATO compliance — done properly, on time, every year. The same property accountant who set up your purchase and your loan also prepares your return, so nothing gets missed between advisers. We also recommend a loan health check every two years, so your loan keeps suiting your position, not just the rate you accepted years ago.
The difference it makes
Depreciation alone can generate thousands in annual non-cash deductions. Over ten years, the gap between a properly managed return and a basic lodgement adds up.
The TidyTax Difference
Your property tax and loan journey working in sync
When your tax accountant and mortgage broker work separately, important context can be missed. Your loan structure may be arranged without full tax input, and your tax return may be prepared without a clear view of how the borrowing was set up.
At TidyTax, we connect these key parts of your property journey so decisions are reviewed together, not in isolation.
Tax & Structure
Loan Strategy
Property Accounting
Portfolio Growth
Buying, Holding, or Growing Your Property Portfolio?
Where the Value Is
What accountant involvement at every stage actually delivers.
These are the areas where having one property accountant across tax, loan, and accounting actually shows up in your bank balance.
Negative Gearing — Structure Matters More Than Ever
With the recent Federal Budget reforms, negative gearing for residential property will be limited to new builds from 1 July 2027. Existing properties held before 7:30pm AEST on 12 May 2026 are expected to remain under the current rules, while losses on established properties bought after that time may not be deductible against wages or other non-property income.
That makes ownership structure, loan setup and cashflow modelling more important before you buy. The right structure should consider who owns the property, who borrows, how losses are treated, land tax, CGT, cashflow and your long-term plan — not just whose name is easiest to put on the contract.
Annual tax saving depending on income
CGT Planning — Timing, Discount, and Structure
Under the announced Federal Budget reforms, the 50% CGT discount will be replaced with an inflation-based cost base indexation method and a minimum 30% tax on gains from 1 July 2027. The changes are expected to apply prospectively, so timing, ownership structure and sale planning matter more than ever.
We help track cost base records, improvements, depreciation adjustments and ownership history from day one, then model sale scenarios before you decide to sell — not after contracts are signed.
CGT depends on timing, structure, records and strategy.
Loan Interest Deductibility — Structure It Correctly from Settlement
Interest on borrowings to acquire an income-producing property is deductible — but only if the loan is structured cleanly from the start. Mixing investment and personal loan purposes, redrawing for personal use, or borrowing through the wrong entity can permanently contaminate deductibility in ways that are expensive to reverse and impossible to backdate.
Getting this wrong means missing out on real deductions, year after year
10-Year Cashflow Projection — Before You Sign
Before any purchase, TidyTax models your projected cashflow across ten years — rental income, interest, expenses, depreciation deductions, estimated tax benefit, and net out-of-pocket position year by year. We validate the key assumptions — capital growth, gross yield, and vacancy rate — against RP Data for the specific property before the projection is presented.
Significant annual non-cash deductions
Portfolio Expansion — Structure That Doesn't Box You In
Each property you buy affects your capacity to buy the next. How loans are structured across lenders, how rental income is assessed, and which entity holds each property all determine how far your portfolio can grow. We think about the second and third purchase when we're structuring the first — because decisions made early compound in both directions.
Bad structuring up front is why most portfolios stop at one property
Depreciation — The Non-Cash Deduction Most Investors Underuse
The building depreciates at 2.5% of construction cost annually (Division 43), and plant and equipment at accelerated rates (Division 40). These are non-cash deductions reducing taxable income without any cash outlay. A quantity surveyor report unlocks these deductions — then we ensure every dollar is correctly claimed every year.
Substantial annual non-cash deductions, often missed
Property Cashflow Analysis
Know Your Numbers Estimate Before You Buy Property
We do not tell you which property to buy. We do not act as a buyer’s agent or provide financial product advice. Our role is different: we help you understand the numbers behind the property you are already considering.
Whether the property was found by you, suggested by a friend or presented by a buyer’s agent, we help translate the assumptions into a practical cashflow view before you commit.
You choose the property. We validate the assumptions and translate them into cashflow, tax impact and holding-cost numbers before you commit.
$249
+ GST per property cashflow analysis & assumption validation
Illustrative: After-Tax Cashflow 10 -year view
Year 1
-8,400
Year 2
-6,900
Year 3
-5,400
Year 4
-3,900
Year 5
-2,200
Year 6
-800
Year 7
+1,300
Year 8
+2,000
Year 9
+2,900
Year 10
+5,500
Illustrative only — $750K property, 80% LVR IO loan at 6.5%, $600/wk rent, 37% marginal rate, RP Data-validated assumptions. Your report is prepared on your specific numbers.
Key Residential Property Highlights
What every property investor should understand — and actually use
These are the tax and lending levers that decide how much a property investment actually returns. Use them properly and the difference runs into tens of thousands of dollars. As your property accountant, we make sure you're set up to benefit from each one.
What TidyTax covers on this page
property tax structuring, mortgage broking, and ongoing property accounting services — the three things that most directly affect what you keep as a property investor.
For conveyancing, title matters, or contracts of sale, we work alongside your solicitor. For deciding which property to buy or broader financial planning, we'd point you to a licensed financial adviser. Our job is the tax and loan side of the property — and making sure that part is as strong as it can be.
Negative Gearing Only Works If the Structure Does
When annual property costs exceed rental income, the shortfall is deductible against your other income — directly reducing your tax payable for that year. The structure must direct that loss to the right taxpayer to deliver the maximum benefit. This is established correctly before purchase, not adjusted after the fact when it's too late to change.
Depreciation — Building Write-Off & Plant and Equipment
The building depreciates at 2.5% of construction cost per annum (Division 43), and items within it — appliances, carpet, hot water systems, blinds — at accelerated rates under Division 40. These are non-cash deductions that reduce taxable income without any outlay each year. A quantity surveyor report is the starting point; TidyTax then claims every dollar correctly in your annual return.
CGT Planning — The Right Timing, The Right Structure
Properties held over 12 months attract a 50% CGT discount for individuals and eligible trusts. But the year of sale, the income earned that year, and the entity holding the asset determine the actual amount paid. We track your cost base, improvement records, and holding periods throughout ownership — and model the tax position before you decide to sell, not after.
Loan Interest — Deductibility Is Determined by Structure, Not Security
Interest on money borrowed to acquire an income-producing property is deductible — but the deductibility is determined by the purpose of the borrowing, not the asset it's secured against. Mixing investment and personal loan purposes, or drawing on a redraw facility for personal use, can permanently contaminate the deductibility of the interest. TidyTax ensures the loan is structured cleanly from settlement.
Main Residence Exemption & Transition to Investment Use
Your principal place of residence is generally CGT-exempt. But converting it to a rental, renting a room, or using the 6-year absence rule involves transition calculations that must be tracked from the date of change. Following the 2026 Federal Budget, partial exemption calculations for former principal residences make accurate record-keeping from the original purchase date essential.
Land Tax — State-Based and Structure-Sensitive
Land tax is levied by state governments on unimproved land value above the relevant threshold as at 31 December each year. How ownership across individual, company, and trust structures is aggregated varies by state. As a portfolio grows, land tax exposure needs to be actively managed — not discovered at assessment time when options are limited.
Borrowing Capacity & Portfolio Sequencing
Each purchase consumes borrowing capacity and affects how the next is assessed. Rental income is typically shaded to 70–80% by lenders. The order of purchase, which entity holds each property, and how loans are structured across lenders all determine whether the portfolio grows efficiently or stalls. TidyTax plans borrowing capacity across the portfolio, not just for the purchase in front of us.
Why TidyTax
A property accountant and broker combination most investors never get to use
Structure checked before you sign, not after
Most investors pick their ownership structure based on whatever a solicitor or bank happens to suggest at settlement time. We review the tax and borrowing side before exchange, while it still easier to review before you sign.
One property accountant for tax and loan advice
You can't really separate the tax side of a loan from the borrowing side of a tax structure. At TidyTax you don't have to try - both get discussed in the same room before either piece of advice reaches you.
A property accountant who shows up every year, not just at tax time
Our property accounting services aren't a once-a-year box-tick. Each year we go through your depreciation, deductions, loan position, and running CGT exposure, and flag anything that needs attention before it turns into a problem.
One Property. Ongoing Tax And Loan Impact.
The impact of a property continues well after settlement. Rental income, deductions, interest, depreciation, loan reviews, cashflow and future CGT all interact over time. TidyTax helps keep these moving parts connected, so you understand the numbers year after year.
Regular Loan Health Check
Every two years, we recommend reviewing your property loan against your current LVR, property value, lender offers, market conditions and personal circumstances - so your rate and structure remain suitable for where you are now.
Our credentials
A property accountant and mortgage broker, rolled into one.
CPA Qualified Accountant
20+ years corporate finance experience across ASX-listed companies and multinationals
Registered Tax Agent - Tax Practitioners Board
Individual, property investor, SMSF, and small business tax services
Licensed Mortgage Broker
Residential, commercial, and SMSF property lending support
Cashflow Assumption Validation
Rental yield, vacancy rate, holding costs and lending assumptions reviewed using reputable market data sources
Have Any Questions?
FAQs
Common questions about working with a property accountant, cashflow analysis, and how TidyTax's combined service works.
What does a property accountant actually do?
A property accountant focuses specifically on the tax side of owning investment property — the entity it’s held in, how depreciation is claimed, how negative gearing is applied, and how capital gains tax is managed at sale. A general tax agent can lodge your return, but a property accountant looks at the whole picture: the structure, the ongoing deductions, and the eventual sale, all considered together rather than one tax return at a time.
At TidyTax, that role is combined with mortgage broking, so the same person looking after your tax position is also the one sourcing and structuring your loan.
What does TidyTax actually cover for property investors?
Three things: property tax structuring before you buy, mortgage broking to source and structure your loan, and ongoing property accounting services — annual returns, depreciation schedules, and CGT tracking. We also prepare RP Data-validated 10-year cashflow projections for $249 + GST per property.
What we don’t do is legal advice on contracts or conveyancing, or financial planning advice on which property to buy. For those, we work alongside your solicitor and point you to a licensed financial adviser.
Why does it matter that my tax accountant and mortgage broker are the same firm?
Because the tax side of a loan and the borrowing side of a tax structure aren’t really separate things. When two firms handle them, each one is working off half the picture — and that gap costs investors money: missed deductions, interest that’s no longer deductible because the loan was set up wrong, structures that can’t be refinanced cleanly.
At TidyTax, your tax position shapes the loan structure, and the loan structure is already accounted for when we prepare your return. Nothing gets lost between the two.
What does the Property Cashflow Analysis include, and why is RP Data validation important?
Our $249 + GST cashflow analysis is a prepared, 10-year year-by-year projection covering: gross rental income, vacancy allowance, management fees, interest costs, annual property expenses, depreciation deductions, estimated annual tax benefit, and net out-of-pocket cashflow — moving from negatively geared in early years through to cashflow positive as rent grows.
Before the projection is prepared, we validate the three critical assumptions against RP Data for the specific suburb and property type: capital growth rate, gross rental yield, and vacancy rate. Whether you found the property yourself, it was recommended by a friend, or sourced through a buyer’s agent — you can be confident the assumptions in your cashflow projection have gone through a proper validation step, not just accepted as given.
The $249 + GST fee covers one property. Consultation-based cashflow analysis during a broader tax or loan review is included in the service engagement.
How does the right tax structure affect my outcome as a property investor?
The structure determines who receives the rental income, who absorbs the deductible loss, and who is subject to CGT when the property is eventually sold. Getting these three things pointing in the right direction — towards the taxpayer where they deliver the most value — can make a difference of tens of thousands of dollars and, in some circumstances, well over $100,000 across a long holding period.
TidyTax does not provide general financial planning advice or recommend which property to buy. What we do is ensure that once you have decided to invest, the tax and loan structure around that decision is as strong as possible.
What happens to my property deductions if the loan isn't structured correctly?
Interest on borrowings to acquire income-producing property is deductible — but only where the loan purpose is clean and the funds are clearly traceable to the income-producing asset. Mixing investment and personal loan purposes, redrawing to pay personal expenses, or borrowing through the wrong entity can permanently contaminate the deductibility of the interest. These errors cannot be backdated or corrected retroactively without significant cost.
TidyTax structures the loan with deductibility in mind from day one — as part of the same engagement that determines how the property is held for tax.
Can TidyTax handle the property loan for an SMSF?
Yes. TidyTax provides SMSF property lending through our licensed mortgage broking service, structuring Limited Recourse Borrowing Arrangements (LRBAs) from our specialist lender panel — including La Trobe Financial, Liberty, Pepper Money, and Resimac, among others. The major banks no longer offer SMSF loans to retail clients.
We also establish the bare trust structure required for LRBAs, prepare the SMSF annual accounts, lodge the SMSF tax return, and coordinate the independent audit. The entire SMSF property process — structure, lending, accounting, and audit — is managed by one firm.
How does depreciation work and do I need a quantity surveyor?
Depreciation deductions for investment property fall into two categories. Division 43 allows you to write off the construction cost of the building itself at 2.5% per annum. Division 40 covers plant and equipment — appliances, carpet, hot water systems, blinds, and similar items — at accelerated effective life rates.
A quantity surveyor report is needed to formally establish the construction cost and itemise plant and equipment values. TidyTax can refer you to a qualified quantity surveyor, then incorporates the report directly into your annual tax return to ensure every available deduction is claimed correctly each year.
What is the annual accounting fee for an investment property?
For individually held rental properties, our annual accounting fee starts at $139 + GST per property for a single owner, or $75 + GST per property per client for jointly held properties — added to your individual tax return preparation. CGT events on eventual sale are priced at $149 + GST per property.
For more complex structures — trusts, companies, or SMSFs holding property — pricing is discussed at the initial consultation based on the scope of work involved. Contact us or book an appointment for a tailored quote.
Ready to get your property tax & loan strategy working together?
Book an appointment with TidyTax. We’ll review your circumstances, validate your cashflow assumptions, and structure your purchase to achieve the best possible outcome.