The numbers, written down.
Analysis for investors who read past the headline: tax rules, yields, deal selection and the occasional receipt, with the working shown.
Dual occupancy investment: two rents, one title, and what to check before you buy
A dual occupancy is two full dwellings on one lot. What that means for title, finance, rent and resale, and the checks I run before an investor buys one.
Read the article → Smsf · 12 October 2026What can go wrong with commercial property in an SMSF (and what I check for each)
Vacancy the fund still pays for, one asset carrying a whole fund, pension cash, related-party leases and LRBA limits. The risks I check before an SMSF buys commercial.
Read the article → Residential · 5 October 2026How to calculate rental yield: gross vs net, and the number a listing leaves out
Gross rental yield is the listing number. Net yield is what the property earns after costs. How to calculate both, and why the gap matters more after 2027.
Read the article → Residential · 2 October 2026Buyers agent vs financial adviser vs mortgage broker: who does what
A buyers agent sources and negotiates the asset, a mortgage broker arranges the loan, an adviser advises on strategy. Who does what, and who you need.
Read the article → Development · 1 October 2026Residual land value Australia: the Feaso Filter before you bid a site
Residual land value Australia: what you can pay for a site after conservative GRV, builder-grade cost, and the margin you still need.
Read the article → Commercial · 30 September 2026Commercial rent reviews Australia: CPI, fixed and market
Commercial rent review Australia: how CPI, fixed and market reviews change the rent you Cap after day one.
Read the article → Smsf · 29 September 2026SMSF cash purchase after the residential LRBA ban: contribution caps and bring-forward
SMSF contribution caps and bring-forward decide how fast cash can enter the fund for a residential purchase after the LRBA ban.
Read the article → Commercial · 28 September 2026Why a commercial cashflow model can look scary in year one
Commercial property cash flow negative in year one in Australia is often a stress view on principal and interest, not a failed lease.
Read the article → Commercial · 24 September 2026Face rent vs effective rent: net effective rent before you Cap
Net effective rent is face rent after incentives are spread across the firm term. Cap that income, not the brochure face figure.
Read the article → Commercial · 24 September 2026Outgoings recovered. Still not market rent.
Full outgoings recovery can still leave day-one net income under market rent. Holding income is not a market-rent thesis.
Read the article → Commercial · 23 September 2026Capitalisation rate for buyers: Cap on true net, not the flyer
Capitalisation rate for buyers: Cap day-one true net operating income, not a flyer yield built on face rent.
Read the article → Commercial · 23 September 2026Commercial property yield Australia: flyer yield vs underwritable yield
Commercial property yield Australia: flyer yield is marketing. Underwritable yield is day-one net you can defend, divided by the price you pay.
Read the article → Commercial · 21 September 2026Commercial passing rent vs net income: Cap on flyer rent is not Cap on true net
Commercial property passing rent vs net income outgoings: Cap on flyer rent is not Cap on true net when a major suite is effectively gross.
Read the article → Smsf · 21 September 2026SMSF bare trust: what has to be ready before you exchange
What has to be ready before you exchange on an SMSF LRBA: fund, broker path, and bare trust sequencing. Buyer timing, not a deed template.
Read the article → Smsf · 18 September 2026Do you need an SMSF set up before buying commercial property?
Discovery can finish. Search still cannot start until the fund exists, borrowing is modelled, and contribution rules are checked.
Read the article → Commercial · 17 September 2026Commercial property due diligence: the lease-first checklist
Commercial property due diligence in buyer order: lease, tenant, outgoings and WALE first, building second. How Deal Grade grades income before facade.
Read the article → Commercial · 17 September 2026Triple net lease Australia: what NNN marketing leaves out of the deal
Triple net lease Australia is marketing shorthand. Map recoverable costs, retail rules, and landlord-retained risk before you capitalise the yield.
Read the article → Smsf · 16 September 2026Business real property SMSF: the buyer test before leaseback marketing
The buyer test for SMSF business real property: exclusive use, related-party lease evidence, NALI, and stamp duty before anyone starts leaseback marketing.
Read the article → Commercial · 10 September 2026How to calculate WALE: buyer-grade, not the glossary stub
How to calculate WALE the buyer way: income-weighted vs area-weighted, firm expiry vs options, and how it sits inside Deal Grade before you set an offer.
Read the article → Smsf · 10 September 2026SMSF or Your Own Name? Property Tax Compared for 2027
From 1 July 2027 personal property tax tightens while SMSF tax settings hold steady. The side-by-side an investor should run before deciding.
Read the article → Commercial · 9 September 2026Gross lease vs net lease: how Deal Grade changes the number you offer
Gross lease vs net lease is a buyer problem: how outgoings allocation changes the cash you keep and the number you should offer.
Read the article → Residential · 8 September 2026Buyers agent for investors: what client-side actually changes
A buyers agent for investors is client-side, investor-only, and measured on settled outcomes. What that changes, and how to evaluate any agent.
Read the article → Smsf · 7 September 2026SMSF commercial property after the residential LRBA ban: the buyer path, not the lender brochure
The buyer path for SMSF commercial property after the residential LRBA ban: fund readiness, BRP, lease terms, then finance. Not the lender brochure.
Read the article → Development · 4 September 2026Duplex investment after the new-build exemption: what actually qualifies
A duplex investment looks simple on a brochure: knock one house down, build two, keep the tax treatment that established stock is about to lose.
Read the article → Development · 3 September 2026Land banking Australia vs buying a filtered development site
Land banking Australia usually means a cheap option and a rezoning story, not a dual-occ or townhouse site you can settle, control, and filter first.
Read the article → Smsf · 2 September 2026SMSF property valuation: what the ATO expects (and what your auditor will actually accept)
If your SMSF holds property, someone will ask for a number at 30 June. What the ATO expects, what evidence usually holds up, and where funds get into strife.
Read the article → Residential · 27 August 2026Is a Buyers Agent Worth It? My $15,000 Fee, Tested
Is a buyers agent worth it? My published $15,000 flat fee, tested honestly.
Read the article → Residential · 25 August 2026What Is the HtAG RCS Score and How Is It Worked Out
HtAG scores every Adelaide suburb and LGA on capital growth, cashflow and risk. Here's what each RCS number means and how it's actually worked out.
Read the article → Residential · 25 August 2026Adelaide LGA Investment Scores 2026: Full Comparison
HtAG scores all nine metro Adelaide council areas on risk, cash flow and growth. See which LGA rates highest for investors, and which one is overrated.
Read the article → Residential · 20 August 2026How to choose an investment suburb under the 2027 tax rules
Suburb choice carries more of the outcome once the 2027 tax changes remove the old cushion. The criteria and pocket-scoring framework that decide where to buy.
Read the article → Commercial · 20 August 2026What does a commercial buyers agent do?
A commercial buyers agent grades the lease and the tenant before the building, not after. What the job covers, what it costs, and who actually needs one.
Read the article → Commercial · 17 August 2026Commercial property value add: how a Dry Creek shed made $900K without a slab
A commercial property value add case study: 8,928sqm at Dry Creek SA, bought at $3.85M, onsold at $4.75M in 22 months on plans, not bricks.
Read the article → Residential · 14 August 2026CGT changes 2027, what property investors must model
The 50% CGT discount is being replaced by CPI indexation from 1 July 2027. What changes, who is grandfathered, and the numbers to model before a sale.
Read the article → Residential · 11 August 2026Buyers agent vs sales agent: who works for you in Australia
A sales agent is paid by the vendor to get the vendor the best price. A buyers agent is paid by you, only by you. The difference matters most for investors.
Read the article → Residential · 6 August 2026Buyers Agent vs DIY: The Difference, Post-2027
Buying it yourself versus a buyers agent: off-market access, negotiation and post-May 2027 modelling.
Read the article → Residential · 4 August 2026Rentvesting meaning, and the one that exchanged in seven days
Rentvesting means renting where you live, investing where the numbers work. Post-May 2027 tax rules change that maths. A real rentvesting purchase, explained.
Read the article → Residential · 28 July 2026Seven questions to ask an Adelaide buyers agent (before you pay anyone)
The seven questions that separate a genuine Adelaide buyers agent from an introduction service, and the answers that should end the conversation.
Read the article → Smsf · 27 July 2026SMSF commercial property rules after the 2026 LRBA ban
SMSF LRBAs for residential property end 10 August 2026. Commercial stays open if it clears the business real property test. Here is what applies now.
Read the article → Residential · 22 July 2026Property due diligence checklist for investors (2026)
The due diligence checklist I run before clients buy: contract, building and pest, planning certificate, strata, rent evidence and post-2027 cash flow model.
Read the article → Smsf · 22 July 2026Using your SMSF to buy investment property (2026)
How to use your SMSF to buy an investment property in 2026: the rules, the LRBA, the pre-flight checks, and where trustees get stuck.
Read the article → Residential · 20 July 2026Buying investment property in Adelaide: SA rules that catch interstate buyers
Adelaide's median house value passed $1M in June 2026. The South Australian contract rules that catch interstate buyers, and why the city median misleads.
Read the article → Residential · 17 July 2026Should you buy an investment property before 1 July 2027?
The deadline question every investor is asking. What changes on 1 July 2027, who the date matters for, and the maths that should decide, not the calendar.
Read the article → Residential · 17 July 2026Buyers agent fees in Australia 2026, and mine is $15,000
What buyers agents charge in Australia in 2026, city by city, flat fee against percentage, and my published $15,000 flat fee for residential and SMSF.
Read the article → Smsf · 17 July 2026Can my SMSF buy property? The seven tests that decide
Yes, an SMSF can buy property, if it clears the ATO's rules and a few readiness checks most trustees skip. The seven tests, in plain English.
Read the article → Residential · 17 July 2026Carry-forward rental losses explained (the new negative gearing)
From 1 July 2027, rental losses on most new purchases stop offsetting salary and carry forward. How the pool works, what it's worth, and how to model it.
Read the article → Commercial · 17 July 2026Commercial vs residential property investment in Australia
Commercial yields 4 to 7% net, residential 3 to 4% gross. What those numbers hide, who each asset class suits, and why 2027 tax changes shift the comparison.
Read the article → Development · 17 July 2026The new-build exemption: negative gearing's survivor
New builds keep negative gearing and the 50% CGT discount after 2027. What qualifies, why the exemption exists, and the traps in the two-speed market.
Read the article → Residential · 17 July 2026What does a buyers agent for investors actually do?
Not inspections and paperwork. A real investor buyers agent builds the thesis, models the cash flow, finds off-market stock and negotiates. Here's the full job.
Read the article → Residential · 12 July 2026Negative gearing and CGT changes 2027 for property investors
From May 2027 rental losses stop offsetting salary and the CGT discount changes. A plain-English guide to what property investors should model before buying.
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