Property Depreciation Schedule Calculator Australia
Own an investment property? Get an indicative first-year depreciation estimate (Division 43 capital works plus Division 40 plant and equipment) and see roughly what it claws back at tax time. A full schedule needs a quantity surveyor, but this gives you a fast sense of the size of the deduction.
- Capital works (Div 43, 2.5%)$0
- Plant & equipment (Div 40)$0
- Your share of year-1 deduction$0
Enter a construction cost to see your estimate.
A quantity surveyor's schedule typically pays for itself many times over, and the fee is deductible. We can arrange one and fold the deductions into your return.
Get a depreciation quote →General information only, current for the 2025-26 financial year. This is a rough first-year estimate using the prime cost method for capital works and an indicative plant and equipment allowance, not an actual depreciation schedule. Real claims depend on a quantity surveyor's inspection, effective-life rates, the diminishing value option, low-value pooling, settlement date and the second-hand plant rules. It is not personal tax advice. For a schedule you can lodge, talk to us.
A Few Things This Calculator Assumes
What is the difference between Division 43 and Division 40?
Division 43 is capital works: the bricks, concrete, roof and fixed structure. For residential property built after 17 July 1985 you claim 2.5% of the original construction cost each year for 40 years. Division 40 is plant and equipment: the removable, mechanical bits like carpet, blinds, ovens, air-conditioners and hot water systems, each written off over its own effective life. This tool estimates both, but a quantity surveyor measures them properly.
Why do I need a quantity surveyor?
The ATO accepts construction-cost and plant estimates from a qualified quantity surveyor when the actual costs are not known, which is almost always the case for an investor who bought an existing home. Their report (a depreciation schedule) lists every asset, the method and the year-by-year deduction, and the fee is tax deductible. This calculator is only a ballpark to help you decide whether a schedule is worth ordering.
I bought an established home. Can I still claim?
Usually you can still claim Division 43 capital works if the building was constructed after 17 July 1985, and any structural improvements or renovations you pay for yourself. What changed in May 2017 is that buyers of second-hand residential property generally cannot depreciate the previous owner's plant and equipment (the Division 40 assets). New property, or property you substantially renovate yourself, keeps the full plant claim. We set this calculator to drop the plant estimate when you choose established and second-hand.
Is depreciation real money?
It is a non-cash deduction, so you are not spending anything extra. It reduces your taxable rental income, which lowers the tax you pay (or boosts your refund). The trade-off is that capital works claimed against the building reduces your cost base, so it can increase capital gains tax when you eventually sell. For most investors the yearly cash-flow benefit still stacks up, and we can model both sides for your situation.
Turn Your Property Into a Bigger Refund
Book a 30-minute call and we will arrange a depreciation schedule, check the second-hand plant rules apply correctly, and lodge the deductions in your return. Most investors are leaving money on the table.
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