Property Investors & Developers
Accountant for Property Investors in Sydney
CGT planning, negative gearing, depreciation schedules and SMSF property strategy — we have saved clients over $160,000 in a single property transaction.
Property investment creates some of the most complex tax situations in Australia — capital gains tax, negative gearing, depreciation, SMSF property, and ATO scrutiny of property transactions. ANH Accounting has extensive experience with property investors, developers and SMSF trustees across Sydney.
Who we help in property investors & developers
SMSF property buyers
Borrowing rules, structure, ongoing compliance and the traps that catch trustees buying residential or commercial property.
Airbnb and short-stay hosts
Income reporting, apportionment, GST questions and CGT consequences.
Inherited and former-home sellers
CGT planning for inherited properties and homes that have been rented out, including six-year rule claims.
The accounting challenges property investors & developers face
We have seen these issues repeatedly — and know exactly how to resolve them.
Capital gains tax on sale
CGT is one of the largest single-transaction tax liabilities a property investor faces. The 50% CGT discount, the main residence exemption, and timing of sale all significantly affect the outcome, and the Government has announced changes to the discount from 1 July 2027. We have obtained private ATO rulings that saved one client $160,000 in CGT.
Negative gearing and deductions
Interest, rates, property management fees, repairs vs capital improvements, and depreciation are all deductible — but the rules are specific. We ensure every legitimate deduction is captured while avoiding the misclassification that triggers ATO review.
Depreciation schedules
A properly prepared depreciation schedule from a quantity surveyor, correctly applied to your tax return, can significantly reduce taxable income each year. We coordinate depreciation schedule preparation and ensure it is applied correctly.
Property in SMSF
Purchasing property through a self-managed super fund involves specific borrowing rules (LRBAs), pension phase considerations, and strict trustee compliance obligations. We advise on whether this strategy is appropriate and manage ongoing compliance.
Free 30-minute strategy session
Get clear advice for your property investors & developers business
- A registered tax agent reviews your situation
- You leave with at least one practical next step
- No obligation, and we reply within 24 hours
What we do for property investors & developers
- CGT calculation and planning
- Negative gearing and deduction management
- Depreciation schedule coordination
- SMSF property compliance
- Annual tax returns for investors
- ATO correspondence and audit representation
- Property development tax structuring
- Private ATO ruling applications
What you can expect
CGT minimised through legitimate planning and timing
All property deductions captured and documented
SMSF property investment compliant with superannuation law
No surprises on property tax returns
Why property investors & developers choose ANH Accounting
Start with a free 30-minute session
We review your situation, identify savings opportunities, and outline exactly what we can do for your property investors & developers business — no charge, no obligation.
After hours & weekend appointments available
Rated 5.0 on Google from 36 reviews
What clients say about working with ANH Accounting
Khaled was incredibly professional and prompt in assisting us with our ASIC paperwork. His efficiency and attention to detail made the process seamless. This is the kind of exceptional service everyone desires. Thank you, ANH Accounting, and a special thanks to Khaled!
I recently had the pleasure of working with ANH, and I can confidently say it was a fantastic experience! The quality of service was outstanding, with attention to detail and a commitment to excellence evident in every interaction. I appreciated their transparency throughout the process, making it easy to stay informed and involved.
Khaled was my accountant, very professional and gets the job done quickly. 5 Stars all day.
Common questions from property investors & developers
How is capital gains tax calculated on an investment property?
CGT is calculated on the net capital gain — the sale price minus the cost base (purchase price plus acquisition costs, improvement costs and selling costs). If you have held the property for more than 12 months, you currently qualify for the 50% CGT discount. The 2026–27 Federal Budget (12 May 2026) announced that from 1 July 2027 the 50% discount is to be replaced by cost base indexation with a 30% minimum tax, so sale timing now matters more. Confirm the current legislative status before you act. The net capital gain is added to your assessable income for the year of sale and taxed at your marginal rate. Strategic timing of the sale, use of capital losses, and in some cases private rulings can significantly reduce the liability.
What is negative gearing and how does it work?
Negative gearing occurs when your investment property's expenses (including interest, rates, depreciation, management fees, repairs) exceed its rental income. The net loss is deductible against your other income, reducing your taxable income. This reduces your tax in the short term with the expectation of capital growth in the long term. The 2026–27 Federal Budget also announced proposed changes to negative gearing, so check the current rules and transition arrangements before buying. We ensure every legitimate deduction is captured and correctly claimed.
Can I buy an investment property inside my SMSF?
Yes, subject to strict rules. The property must meet the sole purpose test (held for retirement benefit), the transaction must be at arm's length, and if borrowing (LRBA), the loan structure must comply with superannuation law. The property also cannot be used or occupied by a fund member or related party. We assess whether the strategy suits your situation and manage ongoing compliance.
What is a private ruling and when should I apply for one?
A private ruling is a written decision from the ATO about how tax law applies to your specific transaction. For high-value or complex property transactions where the tax outcome is uncertain, a private ruling provides certainty before you act. We prepare and lodge private ruling applications on your behalf. In one case, we obtained a ruling that saved a client $160,000 in CGT.
What happens to CGT if I sell an investment property I once lived in?
If a property was your main residence and you later rented it out, the six-year absence rule may let you keep treating it as your main residence for up to six years while it earns rent, and longer if it was not rented. You can only treat one home as your main residence at a time, so buying another home affects the claim. We work out the exact exposure before you sell.
How is CGT worked out on an inherited property?
It depends on when the deceased bought it and whether it was their main residence. Property acquired before 20 September 1985 is treated differently from property acquired after it, and a main residence may be sold CGT-free if it is sold within two years of death. Timing and records matter, so we model the outcome before you sell or keep it.
Which rental expenses are deductible, and which are capital?
Repairs, interest, rates, insurance and agent fees are generally deductible in the year incurred. Improvements and purchase costs are capital and are recovered through depreciation or CGT. Misclassifying them is a common audit trigger, and we apply the rules property by property.
Should I buy in my own name, a trust, a company or an SMSF?
Each structure affects tax, asset protection, borrowing and future CGT differently, and changing later can be expensive because of stamp duty and CGT. The best choice depends on your income, goals and risk. We recommend a structure before you sign a contract.
How is Airbnb or short-term rental income taxed?
Short-term rental income is assessable, and deductions must be apportioned between rental and private use. GST can apply in some situations, and renting out your home can affect the main residence exemption. We make sure your reporting is complete and your claims are supportable.
What records do I need if the ATO reviews my rental deductions?
You need the purchase contract, loan statements, rental statements, invoices for repairs, a depreciation schedule and a record of private use. The ATO regularly reviews rental claims, so keeping these records is vital. We keep them organised and respond to ATO queries on your behalf.
Related accounting specialisations
General information only, last reviewed October 2026. Tax rules and thresholds change, so confirm your situation with ANH Accounting (Registered Tax Agent RN 26258346) before acting.
Ready to get your accounting handled properly?
Book a free 30-minute session with ANH Accounting. We'll review your current situation, find opportunities, and tell you exactly what we can do for your property investors & developers business.
Registered Tax Agent RN 26258346 · IPA · IFA · CPA · CA · Xero Certified · Est. 2018