Registered Tax Agents • CPA Australia Members • Adelaide-based, Australia-wide

Investment Property Tax Return Services in Australia

Q: Does the 2026 negative gearing change affect my current property?

If you signed the purchase contract before 7:30pm AEST on 12 May 2026, your property is generally grandfathered and the existing rules continue. Properties bought after that time may be affected from 1 July 2027 unless they are an eligible new build. The application of the reforms depends on the relevant legislation and your circumstances.

Home » Investment Property Tax Return Services in Australia

Accurate rental property tax returns for investors with one property or a full portfolio. Prepared by registered tax agents who know the 2026 property tax changes.

Owning a rental property involves more tax complexity than many investors expect. Interest apportionment, depreciation, the difference between repairs and improvements, and capital gains tax on sale all need to be handled correctly.

An error in any of these areas can mean missing deductions you are entitled to, or claiming more than the rules allow and attracting ATO review.

With the negative gearing and capital gains tax changes passed in June 2026, getting your records right now matters more than ever.

AMA Accountants has helped more than 2,000 property owners across Australia lodge accurate, compliant investment property tax returns.

Whether you own one rental property or a growing portfolio, our registered tax agents make sure every legitimate deduction is claimed and every figure is supported by the right records.

Lodging with us: if you are on our client list before 31 October, you may be eligible for the extended tax agent lodgement program.

2026 Negative Gearing and CGT Changes: What Property Investors Need to Know

The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 passed Parliament on 25 June 2026. Most of the changes start on 1 July 2027, but they already affect property bought after Budget night.

Tax rule	Bought before 7:30 pm AEST, 12 May 2026	Established property bought after 12 May 2026	Eligible new build
Negative gearing	Existing rules continue (grandfathered).	From 1 July 2027, net rental losses can no longer be offset against salary or other income. They can be carried forward against future residential property income or gains.	Existing rules continue.
CGT on sale (individuals, trusts, partnerships)	50% discount applies to growth up to 30 June 2027. Growth from 1 July 2027 uses cost base indexation with a 30% minimum tax rate.	Same as left.	Choice between the 50% discount and indexation.

Companies and superannuation funds keep their existing CGT treatment. Further legislation (Tranche 2) is still being finalised, including the definition of a “new residential dwelling” and rules for jointly owned property transferred on death or divorce.

What this means for you:

The purchase contract date and time now matter. Keep your contract of sale with your tax records.
Your records of cost base, improvements and depreciation need to be accurate before 1 July 2027.
If you are planning to buy, sell, or move a property into or out of your own name, talk to us before you sign.

Who We Help

First-time investors with one rental property

Your first rental schedule sets the records the ATO will rely on for years. We set up your income, expenses, loan interest and depreciation correctly from day one, so future returns and an eventual sale are straightforward.

First home buyers who rent out, move out or rent a room

Many first home owners later rent out the property, move for work, or take in a boarder. Each of these changes how income is taxed and can affect your main residence exemption. We explain your options, including the six-year absence rule, before you make the move.

Investors with two or more properties

A growing portfolio means more loans, more apportionment and more ways for figures to drift. We keep each property’s schedule separate and consistent, track carried-forward losses, and flag which properties fall under the new 2026 rules.

Co-owners and couples

Rental income and expenses are generally split by legal ownership, not by who paid the mortgage. We prepare matching schedules for each owner so both returns agree.

Property developers, subdividers and renovators

Building, subdividing or renovating to sell can be taxed very differently from holding a long-term investment. We review whether your project is capital or revenue in nature, whether GST and the margin scheme apply, and how to record costs from the start.

Short-term rental and Airbnb hosts

The ATO receives data directly from short-term rental platforms. We apportion expenses for private use and periods the property was not genuinely available for rent.

Australian expats and non-residents with Australian property

Owning Australian property while living overseas raises extra issues: non-resident tax rates, no main residence exemption for foreign residents, and withholding on sale. We prepare your return online, wherever you live.

SMSF, trust and company property owners

We prepare tax returns for property held in self-managed super funds, family trusts and companies, alongside the entity’s annual compliance work.

What Can You Claim on an Investment Property?

You can generally claim expenses incurred while the property is rented or genuinely available for rent. The main categories are:

Expense	How it is claimed
Loan interest (investment portion only)	Claimed in the year incurred. Interest on any private-use portion of the loan is not deductible.
Council rates, water rates, land tax	Claimed in the year incurred.
Landlord and building insurance	Claimed in the year incurred.
Property management and letting fees	Claimed in the year incurred.
Repairs and maintenance	Claimed in the year incurred, if the work restores the item to its original condition.
Strata / body corporate fees	Claimed in the year incurred. Special levies for capital works are treated differently.
Cleaning, gardening, pest control	Claimed in the year incurred.
Advertising for tenants	Claimed in the year incurred.
Tax agent fees for the property	Claimed in the year paid.
Borrowing costs (establishment fees, LMI, broker fees)	Generally spread over 5 years or the loan term if shorter, when the total borrowing costs exceed $100.
Capital works (building structure)	Generally 2.5% a year over 40 years for eligible residential construction commenced after 15 September 1987.
Plant and equipment (carpets, blinds, appliances)	Depreciated over each item's effective life. For residential property bought after 9 May 2017, second-hand items generally cannot be claimed.

Repairs vs improvements

A repair restores something to its original condition, such as fixing a leaking roof or replacing a broken hot water system with a similar one. An improvement makes the property better than it was, such as a new bathroom or a deck. Improvements are not claimed upfront. They are depreciated or added to the cost base.

This is one of the ATO’s main areas of review for rental properties, so we check every large expense before it is claimed.

Depreciation schedules

A quantity surveyor’s depreciation schedule is the most reliable way to claim capital works and plant and equipment. If you don’t have one, we can refer you to a provider and apply the schedule correctly in your return.

What you can’t claim

Travel to inspect, maintain or collect rent for a residential rental property (since 1 July 2017)
Principal repayments on the loan
Expenses for periods when the property was used privately or not genuinely available for rent
Holding costs for vacant land, in most cases (since 1 July 2019)
Stamp duty on purchase (this forms part of the cost base instead)

Selling an Investment Property: Capital Gains Tax

Capital gains tax is triggered in the financial year you sign the sale contract, not the year of settlement. We calculate your position before you sign, so there are no surprises at tax time.

Cost base: includes the purchase price, stamp duty, legal fees, agent commission and capital improvements, less any capital works deductions already claimed.
CGT discount and indexation: growth up to 30 June 2027 can generally still use the 50% discount for individuals who held the property for more than 12 months. Growth from 1 July 2027 is taxed under the new indexation rules.
Main residence exemption: if you lived in the property at any stage, you may qualify for a full or partial exemption. The six-year absence rule can apply if you moved out and rented it.
Foreign residents: generally cannot claim the main residence exemption and are not eligible for the CGT discount on growth after 8 May 2012.

Clearance certificates

Since 1 January 2025, the buyer must withhold 15% of the sale price on every Australian property sale unless the seller provides an ATO clearance certificate. This applies to Australian residents too. We can apply for your certificate early so settlement is not delayed.

What's Included

Rental schedule and tax return

Prepared and lodged by a TPB-registered tax agent.

Expense review

loan interest apportionment, repairs vs improvements, and private-use adjustments.

Depreciation applied correctly

Using your quantity surveyor’s schedule, or a referral if you need one.

2026 reform check

We confirm whether each property is grandfathered, an eligible new build, or under the new rules.

Loss tracking

We record any carried-forward rental losses for future years.

CGT calculation

If you sold during the year, including the cost base, discount, exemptions and clearance certificate.

Secure online document upload

no office visit needed.

Notice of assessment explained

We walk you through the result once the ATO processes your return.

How It Works

Book a Call or Meeting

Online, by Phone or In Person

Choose a convenient way to speak with our team: online, by phone, or at our Woodville office. We’ll discuss your investment property and understand your tax return needs.

Send Your Documents

A Clear Document Checklist

We’ll send you a tailored checklist of the documents and information needed for your return. This helps you gather the relevant rental income, property expenses and supporting records without missing important details.

We Prepare and Review

Careful Tax Return Preparation

We prepare your investment property tax return and review the information against applicable ATO rental property guidelines. We check the treatment of expenses, repairs and capital improvements, and depreciation where applicable, before presenting the return for your review.

You Approve, We Lodge

Your Sign-Off Comes First

We provide a full summary of your tax return for you to review and approve. Once you’ve signed off, we lodge your return electronically with the ATO.

Clear Steps. Informed Decisions. You’ll know what’s needed, what’s being reviewed and when your approval is required.

AMA Accountants

Company Statistics

20,000 +

Returns Annually

20 +

Tax Consultants

20 M

In Claimed Deductions

25 +

Years Experience

Why Property Investors Choose AMA Accountants?

Registered and qualified: TPB-registered tax agents (25993228), CPA Australia and IPA members, Xero certified.
Property focused: we prepare rental schedules every week, from single units to multi-property portfolios.
Up to date on 2026 reforms: we track the negative gearing and CGT legislation as it is finalised.
Local and online: meet us at 477 Torrens Road, Woodville SA, or work with us online from anywhere in Australia or overseas.
Recognised locally: AMA Accountants is a Quality Business Awards winner for 2025 and 2026, an IPA Member of the Year 2026 winner, and a 2026 Practice of the Year nominee.

Where We Serve

We are based in Woodville, in Adelaide’s western suburbs, and work with property investors across Adelaide. Our online service covers investors in every state and territory, and Australians living overseas who own property here.

Frequently Asked Questions

Do I need to declare rental income if the property was only rented for part of the year?

Yes. All rental income must be declared, and expenses are apportioned to the period the property was rented or genuinely available for rent.

Does the 2026 negative gearing change affect my current property?

If you signed the purchase contract before 7:30 pm (AEST) on 12 May 2026, your property is generally grandfathered, and the existing rules continue. Properties bought after that time may be affected from 1 July 2027 unless they are an eligible new build.

Is the 50% CGT discount gone?

Not entirely. Growth up to 30 June 2027 can generally still use the 50% discount. Growth from 1 July 2027 is taxed using cost base indexation with a 30% minimum tax rate.

Can I claim travel to inspect my rental property?

No. Travel for residential rental properties has not been deductible since 1 July 2017.

Do I need a depreciation schedule?

It is not compulsory, but it is usually the best way to claim capital works and plant and equipment accurately.

I rented out my first home. Do I pay CGT when I sell?

Possibly not. Under the six-year absence rule, you may still treat it as your main residence if you don’t own another main residence during that time. We check your dates and figures before you sell.

I live overseas. Can you prepare my Australian rental return?

Yes. We prepare returns for non-residents and expats online, and help with clearance certificates and withholding on sale.

Can you fix errors in my previous rental returns?

Yes. We review prior returns and lodge amendments where a correction is needed.

Book Your Investment Property Tax Return

Whether you own one rental property or several, we will make sure your return is accurate, compliant and ready for the 2026 changes.

Phone:08 7111 0100
Mobile / WhatsApp: +61 420 529 890
Email: finance@amaaccountant.com.au
Office:477 Torrens Road, Woodville SA 5011
Online: available to clients across Australia and overseas

This information is general in nature and does not consider your personal circumstances. It is not financial product or credit advice. Please contact us for advice on your situation. Liability limited by a scheme approved under Professional Standards Legislation.