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Slider 400k–2m; typical Australian investor band.
ATO 2026–27 brackets, Stage 3 settings.
5–40%; balance is borrowed.
Investor loan, interest-only, current market.
State median: 4.2% (CoreLogic).
Conservative national long-run avg.
New property keeps the loss-offset tax shield; established loses it from Budget night. The gap appears in cash flow every year of the hold.
Division 40 plant & equipment deductions only apply to new properties. Established stock gets Division 43 capital works only — about half the first-year shield. Deductions also reduce the CGT cost base at sale.
New property picks the cheaper of 50% discount and indexation. Established loses the discount post-2027 and is taxed via indexation only, with accumulated rental losses reducing the gain. Depreciation claimed during ownership reduces the cost base for both.
Victoria assesses off-the-plan investor duty on land value at contract — typically 30–40% of the finished property value. The state's largest single concession to OTP buyers.
Established's lower CGT at sale isn't a real saving — its rental losses had no in-year value because NG is quarantined. New property uses those losses every year as a tax shield, so the only fair comparison is total tax across the whole hold. Negative numbers mean the investor banked more in NG refunds than CGT takes back at sale.
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