Deducted means excluded
A cost claimed in a tax return cannot also go in the cost base. Never both.
Early access · for property owners
Every property. Every dollar. From the day you sign.
We're building one record for every property you own: every cost in date order, your capital gains cost base kept as you go, and the housing rules flagged where they apply.
Property record · sample8 Ledgerwood Avenue, Brisbane QLDHouse and land · 4 bed, 2 bath, 2 car Fictional address
Contract day to 30 Jun 2026Cost base$846,210
Reduced cost base$801,480
Div 43, each year−$9,964
- Jul 2024Land contract
- Nov 2024Settlement
- Feb 2025Build starts
- Oct 2025Handover
- Sep 2026First rent
Cost base by element
1 · Acquisition$335,000
2 · Incidental costs$12,600
3 · Costs of owning$44,730
4 · Capital expenditure$453,880
5 · Title$0
Findings and rules
- Rates counted twiceAn unpaid quarter was carried forward on the next notice.−$1,006
- Interest already claimedDeducted in the FY25 return, so not in the cost base.Kept out
- Vacant land periodHolding costs to handover go into the cost base.s 26-102
- Bought before 12 May 2026Negative gearing is grandfathered.Grandfathered
Sample data. Educational only, not tax advice.
Open the full reportHow it works
One record, from contract day to today.
Every cost goes in once, in date order, with the document it came from and how it was paid. The report follows the life of the property.
- 01
Buying the land
Contract price, deposit, duty, conveyancing and settlement, and how each was paid.
- 02
Building
Contract, deposits, stage payments and variations, matched to loan draws and cash.
- 03
Finishing
Driveway, fencing, landscaping, flooring and blinds after handover.
- 04
Holding
Interest, rates, water and insurance before the first rent.
- 05
Rental years
Rent, expenses and depreciation, year by year.
- 06
Where it stands
Total cost, cost base, loan balance and what a sale would leave.
Cost base
Your cost base, kept as you go, not rebuilt at sale.
The ATO counts five elements. Each cost is sorted into one of them, or kept out with the reason why.
1
Acquisition
$335,000Land contract price
2
Incidental costs
$12,600Transfer duty, registration, conveyancing, settlement fees
3
Costs of owning
$44,730Interest, rates, insurance before first rent (never deducted)
4
Capital expenditure
$453,880Build contract, driveway, fencing, landscaping
5
Title
$0Costs to establish or defend title
Cost base
$846,210Capital works reduce it
Division 43 deductions come off the cost base whether you claim them or not.
Holding costs and losses
The reduced cost base, used for a capital loss, leaves out the costs of owning.
Rules
The rules, flagged on the properties they apply to.
Dates decide most of it: when you signed, when the land was vacant, when the first rent came in. Read the 2026 housing rules.
Negative gearing
TaxApplies whenBought after 7:30pm AEST, 12 May 2026
From 1 July 2027, losses on established homes can no longer be offset against other income. New builds keep it, and earlier purchases are grandfathered.
2026 rulesLearn more
Capital gains
TaxApplies whenGains accruing after 1 July 2027
The 50% discount is replaced by CPI indexation and a 30% minimum tax, so only the gain above inflation is taxed. New builds may keep the 50% discount.
2026 rulesLearn more
Vacant land
Holding costsApplies whenLand held before a home is built
Holding costs are not deductible while the land is vacant, but they are not lost: they go into the cost base and reduce the gain when you sell.
2026 rulesLearn more
Main residence
ExemptionApplies whenThe home you live in
Usually exempt from capital gains tax. Renting it out, or owning two homes, changes the picture from that date.
2026 rulesLearn more
Portfolio
All your properties in one place.
Your home, rentals, land and builds under way, side by side. See what each one has cost, what is owed, what is coming up, and how shared loans and joint owners are split.
My properties
Both ownersOwner 1Owner 2
FY2026-27 · as at 28 Sep 2026Properties42 rented · 1 building · 1 home
Total cost base$2,682,510Kept as you go
Loans$1,978,000Incl. one shared loan
Rent this year to date$8,9702 properties
Needs attention5Next: 30 Sep
27 Quillmere Street, Melbourne VICRental
Rented- Cost base
- $712,400
- Loan
- $520,000
- Rent
- $540/wk
Div 43 claimed each year
8 Ledgerwood Avenue, Brisbane QLDRental
First rent Sep 2026- Cost base
- $846,210
- Loan
- $588,000
- Rent
- $650/wk
Cost base ledger reviewed
15 Tallowbark Rise, Perth WABuilding
Frame stage- Cost base
- $468,900
- Loan
- $310,000
- Rent
- —
Deposit and base paid · frame claim next
Vacant land: costs go to cost base
3/41 Emberlight Crescent, Sydney NSWHome
Home we live in- Cost base
- $655,000
- Loan
- $410,000
- Rent
- —
Main residence
Sample data. Fictional addresses.
- Shared loans splitAn equity loan across three properties is divided, so each one carries its own interest.
- Joint ownersSwitch between both owners or each owner's share.
- Dates that matterRates, insurance renewals, stage claims and tax deadlines in one list.
- A report per propertyReady for your accountant. See a sample
On your phone
Snap the invoice. It goes in the right place.
- Take a photo of an invoice, notice or statement when it arrives
- Date, amount and property are picked up for you to check
- Each cost is sorted into its cost base element, or kept out with the reason
- All your properties and what needs attention, wherever you are
My properties
Total cost base$2,682,5104 properties · FY2026-27
5 things need attentionNext: rates and water due, 30 Sep
27 Quillmere Street$712,400
Melbourne VICRented
8 Ledgerwood Avenue$846,210
Brisbane QLDFirst rent Sep 2026
15 Tallowbark Rise$468,900
Perth WAFrame stage
3/41 Emberlight Crescent$655,000
Sydney NSWHome we live in
PropertiesAddReports
Add a cost
Property8 Ledgerwood Avenue
Date22 Nov 2025
Amount$23,500
WhatConcrete driveway and paths
Sorted asElement 4 · Capital expenditureDivision 43, reduces the cost base 2.5% a year once rented
Save to the record
Documents
Every figure tied to a document.
Keep records for as long as you own the property, not just seven years. Each line points to the statement, notice or invoice it came from, so nothing is counted twice or missed.
- Contract of sale and settlement statement
- Building contract, variations and stage invoices
- Loan statements, offset and bank accounts
- Rates, water and insurance notices
- Invoices for work after handover
- Rental statements and depreciation schedule
Early access
If enough owners want it, we'll build it.
Tell us how many properties you have and where they're up to. We'll contact you when early access opens.
Services
Beyond the record: built and worked out for you.
Alongside the owner record, GetPost Labs builds property software and works through the numbers for individual decisions.
BuildOwners · investors · businesses
Custom property and investment applications
One application that holds every property, lease, loan, document and cost, shaped around how you already work. We also build commercial applications for businesses that manage property at scale.
- Residential, commercial and mixed portfolios
- Unit blocks and shared ownership
- Bank, accounting and manager integrations
- Reports for accountants, lenders and partners
Scoped to your requirementsTalk to us
AnalyseOne decision, fully worked
Hold vs sell and buy analysis
A detailed, written analysis for one decision: hold or sell an investment, whether a purchase pays its way, or selling one home to buy another. Built from your data and our research; structured information, not advice.
- Cash flow year by year
- Growth scenarios and break-even
- Capital gains tax and 2026 rules
- Every cost of a sale or purchase
Insights
All insights Costs, rules and research.
Educational guides on buying, building and holding property. Figures are approximate and change over time.
ArticleMarket research
Brisbane property market, October 2026: where listings are building up
Values down 1.5% in September, listings up 43.5% on a year ago and rents still tight: what the figures mean, which areas to watch and how to read the numbers.
Listings +43.5%Values −1.5%
2 Nov 2026Read
ArticleMarket research
Brisbane housing over 20 years: what the government data shows
House prices doubled since 2019 while wages rose a fifth. Twenty years of ABS and RBA data on prices, pay, repayments, rates, inflation, sales and rents, explained.
Prices vs wagesRepayments vs pay
2 Nov 2026Read
ArticleTax and policy
Negative gearing, capital gains tax and first home help: the 2026 rules
The legislated negative gearing and CGT changes, Help to Buy (up to 30–40% government equity), the 5% Deposit Scheme and Queensland grants and concessions.
Negative gearingCGT
27 Sep 2026Read
AnalysisCost analysis
Property Construction Analysis: Greenbank QLD 4124
Estimated costs, funding, stage payments, interest and repayments for a house-and-land investment, October 2026 to September 2027.
Land from $589,000Cash rate 4.60%
27 Sep 2026Read
ArticleCosts
External costs: what a new build costs after the builder hands over
Driveway, landscaping, fencing, tiling, garage floor, blinds and settlement costs: typically $45,000–$60,000 outside the building contract.
DrivewayLandscaping & fencing
27 Sep 2026Read
Photo storyBuilding stages
The stages of a house-and-land build, in photos
From bare estate to warranty: what happens at each stage of a house-and-land build, and what the customer sees.
Waiting periodSlab and frame
27 Sep 2026Read
ArticleHome maintenance
Lawn mowing for a new house: what $100 gets you
A one-off mow, edge and clean-up, before and after, with typical costs and tips for new turf.
$100 one-offBefore and after
27 Sep 2026Read
ResearchMarket research
Capital cities: builders, developers and suburbs
Who is building and developing in each of Australia's capital cities, and the suburbs to know.
SydneyMelbourne
27 Sep 2026Read