Property Compass
by Sextant Digital
Property Compass
Property Explorer
Explore what you can afford and how a property investment could perform.
Navigate your next property move
Purchase Details
Start with the upfront purchase numbers.
⟳ These inputs sync live to Property A in Compare Properties
$23,675
Buying costs
Total buying costs
$3,100
Loan Details
Set the core loan settings for the deal.
Loan amount (auto)
$546,775
Income & Costs
Add rent and the ongoing holding costs.
$137
How to analyse an investment property
Stamp duty by state, including 2026 first-home-buyer changes
Stamp duty (transfer duty in Queensland) is a state government tax paid when you buy property, typically adding $10,000–$30,000+ to your upfront costs. This calculator uses full duty schedules for all eight states and territories. If you're a first home buyer, tick the toggle above — from 1 July 2026 the ACT abolished stamp duty entirely for first home buyers, and NSW, QLD, VIC, WA and SA each offer their own exemption or concession depending on price and whether you're buying an established home, a new build, or vacant land.
Gross yield vs net yield
Gross yield is your annual rent divided by the purchase price — a useful starting point. Net yield goes further by deducting all your ongoing holding costs: management fees, insurance, council rates, maintenance, and vacancy allowance. Net yield is a far more realistic measure of what a property actually earns and the number to focus on when deciding whether an investment stacks up.
Negative gearing explained
A property is negatively geared when your costs — including mortgage repayments — exceed your rental income. In Australia, this shortfall is generally tax-deductible, which reduces the real after-tax cost. Most investment properties in capital cities are negatively geared, with investors accepting the cashflow deficit in exchange for expected long-term capital growth. A federal reform passed in the 2026-27 Budget will ring-fence rental losses on properties bought after 12 May 2026 to rental income only, starting 1 July 2027 (new builds are exempt) — it doesn't affect existing investments or the current financial year.
First Home Owner Grants in 2026
On top of any stamp duty concession, most states pay a cash grant to first home buyers building or buying a new home: QLD ($30,000), NSW and VIC ($10,000), SA ($15,000, uncapped), WA ($10,000), TAS ($20,000 from 1 July 2026), and the NT (up to $80,000 across two grants). These only apply to new builds and vacant land, never established homes — and the ACT doesn't offer one at all, relying solely on its stamp duty exemption instead. Tick "Include First Home Owner Grant" above to see it reflected in your loan amount.