Properties

Open Properties in the sidebar and choose Add property. Every property needs a legal owner, so with none recorded the page says Add a legal owner first.

Add property takes seven steps, and the header shows which one you are on, such as Step 1 of 7. Continue checks the step and moves on. Back returns to the step before. Nothing is saved until you choose Add property on the last step. Setup then opens and says the property was added.

1. Details and Acquisition. The street address is used to find the property's official suburb. Suburb, State and Postcode follow. Property type is House, Unit or Vacant land, and a unit includes an apartment or townhouse. Purchase contract time is the date and time on the signed contract, in the property's local time. Settlement date is the day you took ownership. Acquisition cost is the price on the contract or settlement statement, not what the property is worth now. Use settlement date for ownership copies the settlement date into step 2.
2. Legal ownership. Choose each owner and their share from a start date. The shares must add up to 100%. Leave Ends blank while the ownership continues. Add legal owner adds a second owner, and Add ownership period records a later change.
3. Current position and use. Recorded value is what the property is worth on the As at date. Each use period has a start date and a use: Main residence, Long-term rental, Short-stay rental, Other private use or Vacant. Add simultaneous use splits one period between uses, each with its Area used, a share of the floor area. The areas must add up to 100%. A rental period takes its rent before any costs, and how often it is paid: Weekly, Fortnightly or Monthly. For a time with no rent, record $0, because a gap is not read as zero.
4. Planning and sale assumptions. Expected annual property value growth is your own planning figure, not a PropRetire forecast. Expected vacancy is the share of rent you expect to lose while the property is empty, and every projection takes it off the rent. Expected selling cost is agent, legal and marketing costs as a share of the sale price. Main residence on sale is Full main-residence exemption, Partial main-residence exemption, No main-residence exemption or Not sure. Two special tax rules sit here as well, one for rental losses and one for capital gains tax. Leave each on No special rule unless records or an adviser confirm another.
5. Operating costs. Choose each cost from the Add expense list, or Other expense to name your own. Each is a Fixed amount, paid Monthly, Quarterly or Annual, or a Percentage of rent, such as an agent's fee. Each has a tax treatment: Fully deductible, Deductible for the income-producing share or Not deductible. Expense start date and Apply one tax treatment set every listed cost at once. Then tick The submitted operating-cost schedules are complete, even when there are none.
6. Purchase and improvement costs. Each cost has a Category, an amount and the date it was incurred. Purchase costs include stamp duty and legal fees. Then tick Every purchase and improvement cost is listed.
7. Depreciation schedule. Record what Division 43, the building deduction, has claimed up to a financial year, and tick that this history is complete. Then add each depreciation period with its yearly Division 43 and Division 40, the deduction for fittings.

A new property takes its street address as its name. If the suburb is not an official suburb for the state, step 1 says Enter an official suburb name for the selected state. When more than one official suburb matches, a button for each lets you choose.

Here is the Armadale house as Edit property shows it, closed on each answer. It belongs to the Mitchells, an example household we use to explain.

The one cost is $14,500 of purchase costs on 21 June 2019. The one depreciation period runs from 2021-22 to 2035-36 at $4,500 a year of Division 43 and $0 of Division 40. Fittings already in a home bought from 9 May 2017 cannot be claimed, unless it was bought new or a company owns it.

A cost you leave out is not read as zero. Until the operating costs are ticked complete, the cash result and yields stay unavailable. Until the purchase and improvement costs and the Division 43 history are ticked complete, the tax on a sale stays unavailable. Not sure for the main residence does the same. Property tax and CGT estimates explains how each tax record is used.

Each result uses the property's newest value. That is the latest value you recorded, or the PropRetire value PropRetire value The latest recorded value moved with local market evidence for the same home type. where the market evidence is newer. The move from your value shows as Since recorded.

To record a value, choose Record value on the property's card or page. Enter the Recorded value and its As at date, which starts at today. Each date is kept separately, and a value on a date already recorded replaces it. A date in the future shows The date cannot be in the future. Once saved, the page says Value recorded.

The Armadale house has $660,000 recorded on 30 June 2026 and $665,000 on 30 September 2026. Every result as at 4 October 2026 uses $665,000. A value needs a newer figure once it is 12 months old, and Records that need a newer figure lists the rest.

Vacant land has no PropRetire value. A house or unit needs an official suburb for one, and for its Suburb score. While PropRetire has no market evidence for a property, its page says so, as in Market evidence for a PropRetire value of Armadale house is not published yet. Suburb research explains the market evidence.

The header has Performance, Add property and Watch the guide. Below it, Property position adds up every current property, and Property records lists them.

Property position starts with Value, Linked debt Linked debt The part of each loan balance borrowed for a current property. and Equity. Equity is the value less the linked debt, before selling costs and tax. Here it is for the Mitchells' six properties as at 4 October 2026.

Linked debt adds up the part of each loan borrowed for each property. A loan that paid for two things counts only the part used for the property. Loans explains how a loan's purpose is recorded.

• Equity by property draws each property's equity on one scale. The Mitchell home has the most, $1,865,000.
• Debt to value is the linked debt divided by the value. For the Mitchells it is 28.3%, $1,542,396 divided by $5,453,000.
• Cash result adds up each property's cash result, -$4,353 a month for the Mitchells. The next section explains it.
• What to record shows only when a record is missing, with a link to fix it.

Property records has one card per property, largest value first. Each card shows the address, the value and the cash result, with Record the sale, Edit and Record value. Show chooses Current properties, Sold properties or All properties. A sold card says when it sold, such as Sold 15 Mar 2024, and has Correct the sale and Purchase funding instead.

The cash result Cash result Average monthly rent less operating costs and loan payments, before tax. is what a property puts in or takes out of your pocket in an average month, before tax. It takes a year of operating costs, interest and principal from a year of rent, and divides by 12. Select the figure to see its working.

The Armadale house's rent is $600 a week, $31,200 a year. Its operating costs are $10,746, interest $13,585 and principal $5,135. That leaves $1,734, or $145 a month. Its page shows it as a month.

A minus means the owner puts money in. The Frankston unit's cash result is -$709, so Emma adds $709 a month before tax. The tax saved by a rental loss is not in the cash result. Performance and Outlook add it. Current cashflow and cash forecast shows the household's whole month. The post what is left of the rent after costs works through one rental.

Select a property's name to open its page. The header has Record the sale, Edit property, Download PDF and Record value. A Business account also has Send report. Two tabs sit under the header: Position, which is this page, and Outlook.

Position starts with Value, Linked debt and Equity for this one property. For the Armadale house they are $665,000, $224,145 and $440,855. Three charts follow: Value history, Value and debt, and Equity history.

• Since purchase is the value less the acquisition cost. The Armadale house cost $329,000 in June 2019, so it reads +$336,000 (102.1%).
• Gross yield is a year's rent divided by the value. The Glenorchy house earns $530 a week on a value of $602,000, a gross yield of 4.58%.
• Net operating yield takes the operating costs off the rent first. For the Glenorchy house it is 2.99%. Neither yield takes off loan payments or tax.
• Debt to value is the linked debt divided by the value. For the Armadale house, 33.7%.
• Share of property value and Share of linked debt compare this property with all the current properties.
• Suburb score shows when PropRetire has market evidence for the suburb. Full suburb analysis opens its suburb page.
• Monthly cashflow shows the cash result, as in the section above.

Sale analysis comes next, and the section below explains it. Then the page lists the records behind the figures.

• Acquisition: the contract and settlement dates, the acquisition cost, the Division 43 claimed to date, the last year of depreciation, and the Purchase funding button.
• Sale assumptions: the growth, vacancy, selling cost and main residence answers.
• Purchase and improvement costs, and Depreciation, as tables.
• Legal ownership. A property held by one owner names them in the header, such as Held by Daniel Mitchell, and has no table.
• Use and costs: each use and rent period, and each operating cost.

Download PDF saves the page as a PDF. Select a figure to see its working.

Sale analysis shows what a sale today at the value would leave. It takes off the lender payouts, the selling costs at the saved rate and the estimated tax. It does not say whether to sell. Here it is for the Redbank Plains house, which Mitchell Holdings Pty Ltd owns.

• Lender payouts repay the part of each loan borrowed for the property.
• Selling costs are the saved rate on the value: 2.5% of $745,000 is $18,625.
• Estimated tax is the change the sale makes to the owner's income tax for the year, capital gains tax included. Each owner's tax is worked out with and without the sale.
• HELP repayment shows when a sale raises a person's study loan repayment. A line of $0 is left out.

Change in net position is $121,981 lower: the selling costs and the estimated tax. Repaying the loans lowers cash and debt by the same amount, so it changes nothing. Net position after the sale takes the $121,981 from the household's $6,014,743, which leaves $5,892,763. Equity after costs and tax takes it from the house's $462,946 of equity, which leaves $340,965.

Living costs covered divides the cash the people hold after the sale by their living expenses a month. For Redbank Plains it is 39.6 months, $332,763 divided by $8,400. The sale's cash stays with the company, so the people's cash does not change.

A property owned by more than one owner adds By legal owner, with each owner's net cash, change in net position and where the cash stays. The Mitchell home is half Daniel's and half Emma's, with a full main-residence exemption. A sale today leaves $1,818,800 after the $445,000 loan and $46,200 of selling costs, $909,400 each, with no tax line.

Property tax and CGT estimates explains what the tax estimate reads. The post selling an investment property before retirement walks through a sale before retirement.

Purchase funding records how the purchase was paid for. Open it with Purchase funding in the Acquisition panel of a property's page. It needs the settlement date first. Until the property has a settlement date on or before today, the page says Record the settlement date first, with Edit property.

1. Purchase price is the amount on the contract, before the costs of buying. Purchase costs are stamp duty, legal and other costs. Enter $0 when there were none.
2. New borrowing is a New loan, or No new borrowing. Add new loan records a loan and comes back.
3. Add bank payment once for each payment, with the Bank account it left, the day it was Paid and the Amount. Include the deposit once.
4. Record purchase funding saves it.

The payments and new borrowing must add up to the price and costs exactly. The Glenorchy house cost $540,000 plus $21,300 of costs. Before any payment is added, the page says Bank payments and new borrowing are $561,300 short of the $561,300 purchase price and costs. One payment of $561,300 from the fund's account clears it.

A new loan counts only when its opening balance and first terms are dated on the settlement date, and all of its advance is used for this property. Once saved, the page shows What was recorded, with Correct purchase funding to change it.

Outlook, the tab beside Position, projects the property to each 30 June. The value grows at the property's growth rate. The linked loans follow their terms. Equity is the gap between them. It also shows the cash the property needs or returns each year, before and after tax. These are planning assumptions, not a PropRetire forecast.

Here is the Frankston unit's first year, 2026-27, from a recorded value of $556,000 on 30 June 2026, growing at 3.5%.

The rental makes a taxable loss of $17,910, which lowers Emma's tax and HELP by $6,426. After that, Emma still puts in $2,684 over the year. A plus in the last line is cash the property needs, and a minus is cash it returns.

Outlook end and paths gives the last year. For the Frankston unit at 30 June 2036, the planning value is $784,293, the linked debt $329,631 and the equity $454,662. The page says Equity rises from $159,460 at 30 June 2027, and in the final year the property needs $9,753 of cash. Cash over the outlook adds up every year, $84,905 needed. Equity over the outlook is $295,202 gained. Where no year needs cash after a date, Pays its own way from gives that date.

Annual outlook has a table for each year's value and debt, a chart of rent and costs, and a table of tax and final cash. Projection basis, a closed panel, sets the Years to project, from 1 to 50, and Rent growth, Expense growth, Average weekly earnings growth and CPI change, each 3% to start. The last two move the tax and super limits each year. Edit growth and vacancy opens the property's planning assumptions and brings you back.

Equity in the outlook is not cash you can spend. The post property equity is not retirement income explains the difference.

Performance, in the Properties header, shows what each property made or lost over a financial year. For 2026-27 it runs from 1 July 2026 to today, and reads 2026-27, year to date.

• Value movement is the closing value less the opening value.
• Cash, costs and tax is the rent less operating costs, interest and buying or selling costs, plus the allocated tax. Loan principal is left out.
• Performance is the two together.
• Return is the performance divided by the opening value.

Here is the Armadale house's row for 2026-27 to 4 October 2026.

The value rose from $660,000 on 30 June 2026 to $665,000. The rent is 13 weeks at $600. The operating costs are the agent's 8.8% of the rent, as no yearly bill fell in those weeks. The return is 1.2%, $7,574 divided by $660,000.

Allocated tax is the change the properties make to their owners' income tax and HELP for the whole year. Each property's own part is the change when it alone is taken out. What is left is shared by closing value and days held. The Armadale house raises Daniel's tax, so it shows -$1,114. The Frankston unit's loss lowers Emma's tax, so it shows +$3,573.

The page has the total in a strip, What drove performance, Performance by property, a table of each property and Allocated tax by legal owner. For the Mitchells the total is +$29,590. Below them, the property values table lists each 30 June value it used. A missing value reads Not recorded, with Record opening value or Record closing value in its row. Where a PropRetire value stands in, the section reads Estimated performance.

Choose Record the sale on the property's card or page once settlement is done. Have the signed contract, the settlement statement, each owner's tax figures and the lender's payout statement to hand. It takes five steps.

1. When the sale ended. The Contract date sets the financial year the gain is taxed in. Then the Settlement date, a reference that finds the signed contract and one for the settlement statement, the Sale price before any deduction and the Selling costs.
2. Who owned it for tax. For each owner on the contract date: the Main residence treatment, for a person only, and the Adjusted cost base and Reduced cost base from their tax records. Leave out this sale's selling costs, which PropRetire adds. Then the Amount withheld, which is tax the buyer kept back and paid to the ATO. Enter $0 when a clearance certificate or a zero-withholding variation applied. Each owner also needs a reference for that and for their tax evidence.
3. Loan payments. Add a loan only when the settlement statement paid that lender directly. Record its Balance before payment, Principal paid, Final interest and Lender fees from the payout statement.
4. Where the cash went. Choose the Sale proceeds account, how the selling costs were paid, and any deposit received before settlement. Tick This sale used split or differently dated money movements when the money arrived in parts or on other days, and record each movement.
5. Review and confirm. Tick I confirm the final evidence is exact, and that linked records end at settlement. Then save.

Recording ends the property's ownership, use, rent and recurring costs at settlement. It closes any loan the sale paid in full. The property moves to Sold properties, and its page shows the recorded sale. Here is the Parramatta unit's, sold on 15 March 2024.

Daniel and Emma each received $62,250. Under the totals, the page lists each owner's tax treatment, their shares at contract and settlement, each cash movement and the loan payout.

For a sale contract signed from 1 January 2025, the buyer must hold back 15% of the price for the ATO unless the seller gives a clearance certificate by settlement. The gain falls in the financial year of the contract date, not settlement. Sales from 1 July 2027 use new capital gains rules, as property tax and CGT estimates explains. The post property records to gather before retirement lists what to keep.

Edit property opens every part of the record as a closed panel showing its answer. Open only what you change, then Save property. Save stays greyed out until something changes. The property's page then says it was saved.

Delete property, at the foot of Edit property, asks first. It deletes the property with all of its values, ownership, rent, costs, depreciation and tax records. Every result, past years included, then reads as if it was never held. If the property was sold, record the sale instead to keep its history.

A sold property cannot be edited or deleted. It stays in history, and Correct the sale changes it. A correction asks for a reason. Moving the settlement date also moves the end of the ownership, use, rent and costs, and the earlier version is kept.

If a property's legal ownership has ended but no sale is recorded, its page says The sale is not recorded, with Record the sale. A property sold without its sale details says Sale details are missing, with Complete the sale.

A missing record is never read as zero. The figure that needs it is left out, and the page names the record to add.

• With no properties, the page says No properties yet, with Add property.
• With only sold properties, Property position says No current property, and Property records says No current properties. Choose Sold properties to see them.
• What to record, under Property position, lists each record a figure needs, with a link that opens the form at the right panel.
• When Sale analysis cannot work out the cash a sale leaves, it lists the records it needs, each with a link. Not sure for the main residence is one of them.
• A sold property's Outlook says Property sold, so there is no outlook to show.
• Performance without a 30 June value says to record the 30 June values below, then try again.

An old value still counts, with a note. Setup lists every record a result is waiting on.