New build vs established
The new-build case isn't a slogan — it's a number. Depreciation, the negative-gearing position holding through the Budget-2026 changes, stamp duty and CGT, modelled side-by-side against an equivalent established property on your buyer's own assumptions.
- Same price
- Same income
- Same borrowing
- Same growth
Your inputs
Slider 400k–2m; typical Australian investor band.
ATO 2026–27 brackets, Stage 3 settings.
5–40%; balance is borrowed.
Investor loan, interest-only, current market.
State median: 4.2% (CoreLogic).
Conservative national long-run avg.
Your inputs
Adjust to your situation. Results update live.
Slider 400k–2m; typical Australian investor band.
ATO 2026–27 brackets, Stage 3 settings.
5–40%; balance is borrowed.
Investor loan, interest-only, current market.
State median: 4.2% (CoreLogic).
Conservative national long-run avg.
New property keeps the loss-offset tax shield; established loses it from Budget night. The gap appears in cash flow every year of the hold.
Division 40 plant & equipment deductions only apply to new properties. Established stock gets Division 43 capital works only — about half the first-year shield. Deductions also reduce the CGT cost base at sale.
New property picks the cheaper of 50% discount and indexation. Established loses the discount post-2027 and is taxed via indexation only, with accumulated rental losses reducing the gain. Depreciation claimed during ownership reduces the cost base for both.
Victoria assesses off-the-plan investor duty on land value at contract — typically 30–40% of the finished property value. The state's largest single concession to OTP buyers.
Established's lower CGT at sale isn't a real saving — its rental losses had no in-year value because NG is quarantined. New property uses those losses every year as a tax shield, so the only fair comparison is total tax across the whole hold. Negative numbers mean the investor banked more in NG refunds than CGT takes back at sale.
This is an estimate, not credit advice or a loan pre-qualification. It does not state what you can borrow or whether you'll be approved. Confirm with a licensed broker before relying on it.