Investor
Accountants for property investors
For investors across Melbourne, and clients who live or invest overseas. Tax returns, rental deductions, capital gains tax and structures, explained in plain English.
Rated 5.0 out of 5 from 25 Google reviews · Chartered accountants · Registered tax agent
A property investment accountant who explains the numbers
As your property investment accountant, we look after the tax side of your properties, from your first rental to the day you sell. We explain your options in plain English, so you can make decisions with the numbers in front of you.
Sound familiar?
Common questions we help property investors with.
“I’m not sure what I can claim”
We go through your rental income and expenses and explain what can be claimed now, over several years, or not at all.
“My rental records are a mess”
We help you sort out your records and set up a simple system for the year ahead. All You Need Investor spreads the cost over 12 monthly payments.
“I’m selling and worried about capital gains tax”
Talk to us before you sign. We estimate the capital gains tax and explain any discounts or exemptions that may apply.
“I want my next property in the right name”
We compare the tax effect of buying in your own name, joint names, a trust or a company. Start with a Setup Right session: 60 minutes and a written summary.
“I live overseas and don’t know what to lodge here”
We explain how Australian tax applies to foreign residents who own property here.
Who we help
First-time investors
Buying your first investment property? We explain what you can claim, what records to keep and how the property affects your tax.
Investors with several properties
We prepare your rental schedules, check your interest and depreciation claims and help you plan the tax before you buy or sell.
Clients with overseas links
Living overseas with property here, buying in Victoria from overseas, or owning property in another country? We explain how Australian tax applies to you.
Our property investor services
Property Investor Tax
Rental income and eligible deductions, depreciation, loan interest, capital gains tax when you sell, and Victorian land tax.
Property & Investment Structures
Own name, joint names, trust or company: we compare the tax effect of each, including Victorian duty and land tax, and work with your solicitor on asset protection and estate planning.
Self Managed Super Fund
For existing SMSFs, we prepare annual financial statements, the fund’s annual return and compliance administration, with the yearly audit done by an independent approved SMSF auditor.
We provide accounting and tax advice, not financial product advice or credit assistance. We don’t recommend setting up or switching super funds, investment products or loans, and we don’t arrange finance. Your solicitor gives legal advice and prepares wills and trust deeds.
All You Need Investor package
For individuals who own, or are buying, investment properties.
Your tax return, one rental property and year-round investor support, spread over 12 monthly payments by direct debit. Support includes a pre-30 June tax check-in, land tax assessment reviews, a 30-minute ‘before you buy’ chat each year, quick questions and ATO letters.
From $82.50 a month incl. GST. More properties and other investments are added on, and we confirm your fee in writing before we start.
What’s included
- Your individual tax return prepared and lodged, with a rental schedule for each property
- Review of rental income, expenses and loan interest claims
- Eligible capital works and depreciation claims, using a quantity surveyor’s schedule where appropriate
- An application for a PAYG withholding variation, where appropriate and subject to ATO approval, so the tax taken from your pay better matches the tax you expect to owe
- A review of your yearly Victorian land tax assessment
- One tax planning meeting before 30 June
- A tax comparison of ownership options before your next purchase: own name, joint names, trust or company
- Email and phone support all year, within the agreed scope
Selling an investment property: from $495 incl. GST, billed when it happens. We agree the scope and fee, including GST, with you in writing before we start.
Clients with overseas links
We work with clients who live overseas, are buying in Victoria from overseas, or own property in more than one country. Tax residency, foreign investment approval and the Victorian foreign purchaser and absentee owner rules are separate tests, so we check your tax residency and, with your lawyer, which rules apply before you buy or sell.
- Administrative help with foreign investment (FIRB) application paperwork and lodgement, working with your lawyer on eligibility, restrictions and legal advice
- Advice on the tax effect of your purchase structure, before you buy
- Advice in English or Khmer
- Australian tax returns for property owners who live overseas
- Australian capital gains tax and foreign resident capital gains withholding when you sell
- Declaring overseas rent and claiming eligible foreign income tax offsets, for Australian residents with property overseas, subject to temporary resident exemptions and offset limits
Foreign investment approval is not guaranteed. From 1 April 2025 to 30 June 2029, foreign persons are generally banned from buying established dwellings in Australia, with limited exceptions.
We speak Khmer and English
We work with clients from many backgrounds, including the Cambodian community. You can talk to us in Khmer or English.
Your accountant in Carnegie
Angkor CA was founded in 2018 by Hy Seng, who has worked in accounting since 2013. We’re based in Carnegie, we explain things in plain English, and we speak English and Khmer.
Frequently asked questions
What is negative gearing?
A property is negatively geared when its deductible expenses, including loan interest, are more than the rent it earns. Under the current rules, the net rental loss can generally be offset against your other income, such as your salary. From 1 July 2027, offsetting residential rental losses against other income is generally restricted to qualifying new builds and properties held at 7:30 pm (AEST) on 12 May 2026. A tax loss doesn’t always mean a cash loss, so we look at your cash flow and what happens when you sell.
Do I pay capital gains tax when I sell an investment property?
Generally, a net capital gain is included in your taxable income. Under the current rules, Australian resident individuals who have held the property for at least 12 months can generally reduce the gain by 50% (the CGT discount), subject to eligibility and adjustments for periods of foreign or temporary residency. For gains accruing from 1 July 2027, the reforms generally replace the 50% discount with cost base indexation and introduce a 30% minimum tax on relevant capital gains, subject to transitional rules and exceptions. A property that has only ever been rented out generally doesn’t qualify for the main residence exemption, and foreign residents generally can’t claim that exemption, with limited exceptions. Talk to us before you sign a contract to sell.
I live overseas. Do I need to lodge an Australian tax return?
If you’re a foreign resident for tax purposes and earn rent from an Australian property, you generally need to lodge an Australian tax return to declare that rent. Foreign resident individuals have no tax-free threshold and pay tax at foreign resident rates, but don’t pay the Medicare levy. Your residency depends on your circumstances, so we check it first.
Can you help if I’m buying property in Victoria from overseas?
Yes, subject to the foreign investment rules and current purchase restrictions. From 1 April 2025 to 30 June 2029, foreign persons are generally banned from buying established dwellings in Australia, with limited exceptions. We help with the paperwork and lodgement of foreign investment (FIRB) applications, working with your lawyer, and advise on the tax effect of your purchase structure. Victorian land transfer duty, foreign purchaser additional duty and the absentee owner surcharge on land tax may also apply under separate rules.
How much does it cost?
A personal tax return starts from $330 incl. GST, with rental properties and investments added on. All You Need Investor, which covers your tax return, one rental property and year-round investor support, starts from $82.50 a month incl. GST. Selling an investment property starts from $495 incl. GST. We agree the scope and fee with you in writing before work starts.