Most people meet their accountant at tax time, hand over a pile of receipts, and call it done. When it comes to property, that approach costs you. An accountant does far more than prepare your annual tax return. The decisions that have the biggest financial impact on your property.
How to structure the purchase, whether to claim depreciation, how capital gains will be treated when you eventually sell, are decisions made before settlement, not at the end of the financial year.
By the time most buyers ask those questions, it’s already too late to change course without significant cost.
“The decisions that shape your financial outcome are made before you sign. That’s when you need your accountant.”
An Accountant Does More Than Your Tax Return
Here’s what a good property accountant actually helps you think through:
- What structure should I buy in — personal name, joint names, trust, company, or SMSF?
- How will this property affect my tax position this year and in the years ahead?
- What depreciation can I claim, and do I need a quantity surveyor report?
- How will capital gains tax apply when I eventually sell?
- If I’m self-employed, how do I present my finances to a lender in the best light?
- If I’m buying with a partner, spouse, or family member, are we structured correctly?
None of these questions belong at tax time. They belong at the start.
The Structure Decision — and Why You Can’t Easily Undo It
The most consequential financial question in property isn’t what you buy. It’s what you buy it in.
Buying in your own name is simple, but it may expose your asset to personal liability, limit your future options, and affect how income and gains are taxed. Buying in a trust can offer asset protection and income-splitting opportunities — but it adds complexity, cost, and borrowing limitations. A company structure doesn’t attract the 50% CGT discount. An SMSF comes with its own strict compliance framework.
The “right” structure depends on your income, your goals, your family situation, the type of property, and how long you’re likely to hold it.
Changing structure after settlement — for example, transferring a property from personal ownership into a trust — typically triggers stamp duty and potentially capital gains tax. It is almost always more expensive than getting it right before you buy.
This is not a question your mortgage broker decides. This is not a question your buyer’s agent decides. It’s an accounting and legal question, and it deserves a proper answer before you commit.
Tax Implications You Should Understand Before You Buy
Capital Gains Tax (CGT)
If you buy an investment property in Australia and sell it for a profit, you’ll pay tax on the gain. The rate depends on how long you hold it, what name it’s in, and whether any exemptions apply.
Properties held for more than 12 months in individual or trust ownership may qualify for the 50% CGT discount. Properties held in a company do not.
Your main residence is generally exempt from CGT — but the rules around partial exemptions, mixed use, and the 6-year absence rule can be complex. If you’re turning a former home into an investment, or planning to eventually move into an investment property, talk to an accountant first.
Negative Gearing
If your investment property costs more to hold than it earns in rent — interest, rates, maintenance, management fees, insurance — that net loss can often be offset against your other income, reducing your tax bill.
This is negative gearing. It’s not a strategy for everyone, and it’s definitely not a reason to overpay for a property. But understanding the tax position before you buy helps you compare properties on a genuinely like-for-like basis.
Depreciation
Depreciation is a non-cash deduction that many investors either miss or underestimate. If the property is an investment, you can claim depreciation on the building structure and on fixtures and fittings — potentially thousands of dollars per year, depending on the property type and age.
You’ll generally need a quantity surveyor to prepare a depreciation schedule. Your accountant can advise whether it’s worth it for your particular property — and for some older properties, the answer is no. Better to know upfront.
“Buying an investment property is a business decision. The people in your corner should be helping you make it like one.”
Investment vs Owner-Occupied — The Tax Story Is Different
Your main residence is treated very differently to an investment property under Australian tax law.
Owner-occupied properties are not subject to CGT (with conditions). You cannot claim interest deductions on a loan used to buy a home you live in. There is no depreciation to claim.
When buyers blur the line — living in an investment property for a period, renting out a room in their home, using part of the property for a business — the tax treatment gets complicated quickly. Get clarity on your specific situation before you start spending, not after the ATO writes to you.
Buying Property in Your Super? Stop and Get Specialist Advice First.
Self-managed superannuation funds (SMSFs) can purchase investment property, and it can be a tax-effective strategy when done correctly. But the rules are strict, the penalties are severe, and the loan products available (Limited Recourse Borrowing Arrangements) are more complex and costly than standard mortgages.
An SMSF cannot purchase residential property from a related party. It cannot allow a related party to live in the property. Compliance failures can trigger significant penalties, and the fund’s concessional tax status can be affected.
If you’re considering property through super, you need an accountant who specialises in SMSF — not just one who handles them as a side offering. Charlie Trikilis at KZC Tax is a Registered SMSF Auditor. That distinction matters.
What to Bring to Your First Accountant Meeting
Before you meet with an accountant about a property decision, gather:
- Your most recent tax returns (two to three years if possible)
- Details of your current income — payslips, BAS statements, trust distributions, dividends
- Details of any existing investment properties — what they’re worth, what they cost to hold, what you owe
- Your current super balance and whether you’ve thought about an SMSF
- A clear description of what you’re trying to buy and why
You don’t need to have all the answers before you walk in. You just need to show up with honest information — and a willingness to hear things you might not have expected.
Meet Charlie Trikilis — KZC Tax
I work with Charlie because he’s thorough, genuinely helpful, and he understands what it means to coach someone through a decision rather than just hand them a form.
He’s been involved in sports coaching for over 25 years. That comes through in how he works with clients — structured, methodical, and committed to the person sitting in front of him. He doesn’t give you the answer and send you on your way. He makes sure you understand it.
Charlie Trikilis JP, FIPA, FFA — Principal, KZC Tax & Accounting Services
Charlie has more than 20 years of experience working with individuals, small businesses, and complex tax matters including SMSF, capital gains, and business structures. Qualifications include a Bachelor of Commerce (Accounting), Fellow of the Institute of Public Accountants (FIPA), Fellow of the FFA, Registered Tax Agent, Registered SMSF Auditor, Justice of the Peace, and RG 146 Compliance.
Outside the practice, Charlie has spent over 25 years involved in sports coaching — which tells you something about how he approaches client work: structured, methodical, and here for the long game.
KZC Tax & Accounting Services
Suite 12, 12–14 Northumberland Road, Caringbah NSW 2229
Phone: (02) 9526 1005
Email: kzcadmin@tpg.com.au
Website: kzctax.com.au
Frequently Asked Questions
Do I need an accountant to buy a property in Australia?
You’re not legally required to use an accountant, but the financial decisions involved in buying property — particularly investment property — are complex enough that most buyers benefit significantly from one. Structural decisions, tax implications, and depreciation strategy are all areas where early advice pays off.
When should I see an accountant when buying an investment property?
Before you buy — ideally before you start actively searching. The decisions about structure and tax strategy need to be made before settlement, not after. Changing them once you’ve bought is expensive.
Can an accountant help me buy property through my super?
Yes, but you need an accountant who specialises in SMSFs. Not all accountants practise in this area. The rules around SMSF property purchase are strict, and non-compliance can carry serious financial penalties.
What’s the difference between a financial planner and an accountant for property?
A financial planner focuses on your overall wealth strategy — investments, insurance, retirement planning. An accountant focuses on tax, structure, and compliance. For property decisions, both can be relevant, but the accountant is usually the first call when you’restructuring a purchase.
Can an accountant help if I’m self-employed and want to buy property?
Absolutely — and it’s especially important. Self-employed borrowers are assessed differently by lenders. An accountant who understands your business structure and income can help you present your finances clearly to a mortgage broker, which can be the difference between approval and rejection.
Related Articles
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Conveyancer vs Solicitor — Which Do You Need and When?
The Questions First Home Buyers Don’t Know to Ask
Why Smart People Make Bad Property Decisions
Property Investing in Australia: 10 Real-World Rules
Ready to Get Your Property Team in Order?
The right advisers make the difference between a property decision you regret and one you’re proud of a decade later.
If you’d like help thinking through your situation — from structure to strategy to which professionals you actually need — I’m here for that conversation.
Book a free initial call at Contact or email aimee@thecontinuum.com.au
Sources & References
Australian Taxation Office — Capital Gains Tax
Australian Taxation Office — Rental Properties Guide:
Australian Taxation Office — Negative Gearing
Australian Taxation Office — SMSFs
Australian Securities & Investments Commission — MoneySmart Property Investment
KZC Tax & Accounting Services
Disclaimer
This article contains general information only and does not constitute financial, legal or tax advice. Please speak to a licensed financial advisor, solicitor or mortgage broker about your specific circumstances. Aimee Templeman is a licensed real estate agent however approaches property through the lens of learning and empowerment. She has decades of experience coaching and advising everyday Australians and executive decision makers. Book a conversation with Aimee at Contact.