We Don't Just Find Properties.
We Engineer After-Tax Returns.
Before you inspect a single property, we model the REAL return: rental yield minus interest, plus depreciation benefit, minus marginal tax impact. Not the brochure number. The actual number.
The Problem With "Gross Yield"
Every property listing advertises a gross rental yield. It means almost nothing.
What the Brochure Shows
This number ignores interest, tax, depreciation, strata, management fees, insurance, and vacancy.
What We Model
The real number. Modelled against YOUR marginal tax rate, YOUR loan structure, YOUR depreciation schedule.
What We Actually Do — In Detail
Each of these services is delivered by qualified professionals, not salespeople reading a script.
After-Tax Cash Flow Modeling
The number that matters is what lands in your bank account after the ATO.
We calculate your actual investment return by layering every variable that affects your hip pocket. This is not a back-of-envelope calculation — it is a line-by-line cash flow model that your CPA signs off on.
Inputs We Model
- Your current marginal tax rate (and projected rate)
- Loan structure: P&I vs Interest-Only, fixed vs variable
- LVR and LMI impact on total borrowing cost
- Rental income (adjusted for vacancy rate and seasonal variation)
- Strata levies, council rates, water rates, insurance
- Property management fees (typically 5.5-8.8% of gross rent)
- Land tax liability (NSW thresholds and surcharges)
Tax Benefits We Capture
- Division 40 (plant & equipment) depreciation deductions
- Division 43 (capital works / building allowance) at 2.5% p.a.
- Negative gearing tax refund (offset against salary income)
- Borrowing cost deductions (amortised over 5 years)
- Prepaid interest deductions (12-month prepayment strategy)
- Travel and inspection costs (where still deductible)
- Quantity surveyor report costs (fully deductible in year 1)
Depreciation-Aware Property Selection
Construction date changes everything. We model before you offer.
After 9 May 2017, the rules changed. Second-hand plant and equipment in established investment properties can no longer be claimed by the new owner (unless it was new when first installed). But Division 43 capital works deductions remain available for buildings constructed after 15 September 1987. This creates a significant difference in after-tax returns that most agents don't even understand, let alone model.
Example: Two Properties, Same Price, Different Returns
Property A — 1982 Brick Unit
Property B — 2019 Apartment
Same price. $6,721 per year difference in your pocket. Over 10 years, that is $67,000+ in tax savings that Property A simply cannot deliver. This is why depreciation-aware selection matters.
Portfolio CGT Strategy
Selling one property to buy another? The sequence and timing changes your tax bill by tens of thousands.
Capital Gains Tax is triggered at the point of contract exchange, not settlement. That means selling on 29 June versus 2 July puts the gain in different financial years — and if your other income differs between those years, your tax bill can swing dramatically.
What We Model for Portfolio Restructures
50% CGT Discount
Available if held for 12+ months. We ensure your settlement timing preserves this discount — and alert you if early exchange could cost you 50% of the benefit.
Cost Base Additions
Stamp duty paid at purchase, legal fees, capital improvements, and borrowing costs not previously claimed all add to your cost base and reduce the taxable gain.
Timing Across FY
If your income is lower next financial year (e.g., retirement, parental leave, sabbatical), deferring the sale by weeks can save thousands in marginal tax.
Entity Structure Optimisation
Personal name, trust, company, or SMSF? The answer depends on your entire financial position.
| Factor | Personal | Trust | Company | SMSF |
|---|---|---|---|---|
| Negative Gearing Offset | Yes | Limited | No | No |
| 50% CGT Discount | Yes | Yes | No | 33% discount |
| Asset Protection | None | Strong | Strong | Strong |
| Income Splitting | No | Yes | Via dividends | No |
| Land Tax Threshold | $100k+ | From $0 | $100k+ | $100k+ |
| Setup Complexity | Low | Medium | Medium | High |
Note: NSW discretionary trusts lose the land tax threshold entirely (taxed from $0). This single factor can shift the optimal structure from trust to personal ownership for Sydney property. We model the complete picture — not just the tax rate.
Negative Gearing: How It Actually Works
Most investors know the term. Few understand the mechanics.
Negative gearing occurs when the cost of holding an investment property exceeds the rental income it generates. The resulting loss is offset against your other income (typically salary), reducing your taxable income and generating a tax refund. The value of this refund is directly proportional to your marginal tax rate.
Negative Gearing Value by Tax Bracket (FY2025)
Illustrative only. Based on $10,000 net rental loss. Actual results depend on your complete income position. Medicare levy and surcharges not included.
Integrated Execution: One Team, One File
Local Knowledge
CPA Practice
- Tax position assessment
- Entity structure recommendation
- Depreciation schedule analysis
- After-tax cash flow model
- Ongoing annual compliance
Ding Financial
Mortgage Brokerage
- Borrowing capacity calculation
- LVR and LMI optimisation
- Lender selection (30+ panel)
- Pre-approval management
- Settlement coordination
Ding Real Estate
Licensed Agency
- Depreciation-aware property search
- ASPIRE Intelligence™ analysis
- Market value verification
- Offer negotiation
- Contract to settlement management
All three entities share one client file because they are the same team. No referral gaps. No conflicting advice. No information lost between handoffs.