Investment Property Tax Deductions 2026: Everything You Can Claim

14 March 2026|6 min read

Complete guide to investment property tax deductions in Australia for 2026. Covers interest, depreciation (Div 40 & 43), property management fees, insurance, and common mistakes to avoid.

Interest on your investment loan: the biggest deduction

Mortgage interest is typically the largest single deduction for investment property owners and can be claimed in full for the period the property is rented or genuinely available for rent. If your investment loan is $500,000 at 6.0%, you are paying approximately $30,000 per year in interest — all of which is deductible against your rental income and other income. However, there are important rules to follow. The loan must be for the purpose of producing assessable income (purchasing the investment property). If you have drawn down additional funds from the investment loan for personal purposes (such as a holiday or renovating your own home), that portion of the interest is not deductible. Keep your investment loan separate from any personal borrowings to maintain a clear audit trail. If you refinance your investment loan and draw extra equity for personal use, split the loan into separate accounts — one for the investment and one for personal — to ensure you only claim interest on the investment portion. Interest on a deposit bond is also deductible. If you purchased the property before it was rented, interest during the initial non-income-producing period may be deductible if the property was genuinely available for rent and you took active steps to find tenants.

Council rates, water, insurance, and ongoing costs

Beyond mortgage interest, a range of ongoing costs associated with holding your investment property are tax-deductible. Council rates are fully deductible for the period the property is rented or available for rent — typically $1,200 to $3,000 per year depending on the property and council area. Water rates and charges are deductible, though usage charges are generally the tenant's responsibility under most lease agreements. Landlord insurance premiums are fully deductible and typically cost $1,000 to $2,500 per year, covering building damage, public liability, loss of rent, and tenant damage. Body corporate or strata fees are deductible, including both the administrative fund and the sinking fund (capital works fund) components. Land tax, where applicable, is deductible — this varies by state and applies when your total landholding exceeds the threshold. Pest inspections, gardening and lawn maintenance for the rental property, and cleaning between tenancies are all deductible. If you travel to inspect the property, collect rent, or carry out repairs, travel costs were deductible prior to 2017, but the government has since removed the ability to claim travel deductions for residential investment property inspections. This change does not apply to commercial property investors.

Depreciation: Division 40 plant and equipment

Division 40 of the tax act covers the depreciation of plant and equipment items within your investment property — the individual assets that have a limited effective life and wear out over time. Common items include carpets and floor coverings (effective life 10 years), blinds and curtains (5 to 8 years), hot water systems (12 years), air conditioning units (10 years), dishwashers, ovens, and cooktops (12 years), smoke alarms (6 years), and garage door motors (10 years). You can claim the decline in value of these items each year using either the diminishing value method (higher deductions in earlier years) or the prime cost method (equal deductions each year). Important: since 1 July 2017, buyers of second-hand residential properties can only claim Division 40 depreciation on plant and equipment items they have purchased and installed new. If the previous owner installed the carpet, you cannot claim its depreciation — but if you replace the carpet yourself, you can claim the new carpet's depreciation in full. This change does not affect properties purchased before May 2017 or brand-new properties where you are the first owner. A quantity surveyor can prepare a depreciation schedule identifying all claimable items — this typically costs $600 to $800 and can identify thousands of dollars in annual deductions.

Depreciation: Division 43 building allowance

Division 43 covers the depreciation of the building structure itself — the walls, floors, roof, and permanently fixed items like built-in wardrobes, kitchen cupboards, and bathroom fixtures. Unlike Division 40, the 2017 changes did not affect Division 43 — you can claim building depreciation on any investment property regardless of whether you are the first or subsequent owner. The building write-off rate is 2.5% of the original construction cost per year over 40 years. For the building to be eligible, construction must have commenced after 15 September 1987 for residential properties. If you purchase a 10-year-old apartment that originally cost $400,000 to construct (excluding land), the building component might be valued at $250,000, giving you an annual deduction of $6,250 for the remaining 30 years of its effective life. For newer properties, the building depreciation deductions can be even more substantial — a brand-new apartment with $350,000 in construction costs generates $8,750 per year in building depreciation alone. This is a non-cash deduction, meaning you receive the tax benefit without spending any additional money. The only catch is that you need to obtain a tax depreciation schedule from a qualified quantity surveyor (not your accountant) to substantiate the claim — the ATO requires this documentation.

Property management fees and professional costs

If you use a property manager, their fees are fully deductible. Management fees typically range from 7% to 10% of weekly rent (so $1,800 to $2,600 per year on a property renting for $500 per week), plus letting fees of one to two weeks' rent when they find a new tenant. Advertising costs to find tenants are deductible whether you self-manage or use an agent. Legal fees relating to the lease (preparing lease agreements, tribunal appearances for tenancy disputes) are deductible, but legal costs relating to the purchase or sale of the property are not — they are capital costs that form part of the cost base for capital gains tax purposes. Accounting fees for preparing the rental property section of your tax return are deductible. If you have a quantity surveyor prepare a depreciation schedule, that cost is deductible in the year it is incurred. Stationery, phone calls, and postage related to managing the rental are deductible, though you need to keep records if the ATO queries these claims. Bank fees on the investment loan account are deductible, as are mortgage broker fees (which are deductible over the life of the loan, not as a lump sum). Always keep records of every expense — the ATO can audit rental property claims going back several years.

Common mistakes that trigger ATO audits

The ATO has flagged rental property deductions as a key compliance focus area, with data matching and audits increasing every year. The most common mistakes include: claiming expenses for periods when the property is not rented or available for rent (if you use the property privately for part of the year, you must apportion deductions), claiming initial repair and improvement costs as immediate deductions when they are actually capital improvements that must be depreciated over time (the distinction between a repair and an improvement is one of the most litigated areas of tax law), overclaiming interest by including personal portions of a mixed-purpose loan, claiming travel to inspect residential investment properties (no longer deductible since 2017 for residential property), failing to declare all rental income including bond retained for damage, and not adjusting claims when the property is vacant for extended periods without genuine efforts to find tenants. The ATO considers a property genuinely available for rent only if you advertise it broadly, set the rent at market rates, accept suitable tenants, and keep the property in a condition suitable for renting. Restricting availability to certain periods (such as holiday peak season only) or setting above-market rent to deter tenants will result in the ATO denying deductions for vacant periods.