Case Study

A 10-Year-Old House Purchased for $397,000

By ordering a Duo Tax depreciation schedule and claiming depreciation on her investment property, Melanie went from a negative cash flow position to a positive cash flow position. In other words, she was able to start pocketing some income.
Melanie has lived in the property since 2010 and only started renting it out last year. Although she could generate rental income in the first year of turning the property into an investment, she would not have been in a positive cash flow position without claiming depreciation. She added $1,924 to her cash flow!
Here's how.
A 10-Year-Old House Purchased for $397,000

The Numbers: Melanie’s Investment Property

Here are some figures regarding Melanie’s investment property:

Type of Purchase

she purchased the property in 2010 for $397,000 and turned it into an investment property one year ago.


her yearly rental amounted to $22,100 per year - which is a weekly rental of $425.


the property’s expenses amounted to $22,811, covering her interest repayments, management fees, rates and maintenance.

While Melanie wasn’t able to claim deductions for the depreciation on the property’s existing plant and equipment (Division 40 assets), she was able to claim depreciation on the property’s capital works (Division 43) deductions.

Without Depreciation vs With Depreciation Services

The following cost breakdown shows Melanie’s cash position with and without depreciation in her first year of owning the property. 

According to her Duo Tax depreciation schedule, Melanie could claim $5,200 depreciation in her first year of using the property as an investment.

A ten-year-old house purchased for $397,000

Melanie’s numbers without a depreciation claim

Annual Rental Income
$425 x 52 weeks
Annual Property Expenses
Net Income (Pre-tax)
Income minus expenses: $22,100 - $22,811
Total Taxation Loss With No Depreciation
Tax Refund
Tax loss x tax rate: -$711 x 37%
Annual Costs of the Investment Property
Net income + tax refund: (-$711) + $263
Weekly loss

Melanie’s numbers with a depreciation claim of $5,200

Annual Rental Income
$425 x 52 weeks
Annual Property Expenses
Net Income (Pre-tax)
Income minus expenses: $22,100 - $22,811
Total Taxation Loss With Depreciation
Net income + depreciation: (-$711) + ($5,200)
Tax Refund
Total Taxation Loss x Tax Rate: -$5,911 x 37%
Annual Income from the Investment Property
Net Income + Tax refund: (-$711) + ($2,187)
Weekly income
Difference of $37 per week / $1,924 per year

Without depreciation, Melanie had to pay $9 out of her own pocket each week. However, by taking advantage of the Australian Tax Office’s tax breaks and making a depreciation claim, Melanie started generating $28 per week. 

This means that Duo Tax was able to save Melanie a total of $1,924 in her first year of turning her property into an investment.

The great thing about her depreciation schedule is that it’s valid for up to 40 years! So, Melanie can continue saving money each year, as long as she continues to own the property.

Here’s How Much You Could Be Claiming

As you can see from Melanie’s scenario, tax depreciation schedules can make a significant difference in an investor’s cash flow each year.

However, if you’re still feeling unsure about committing to ordering a depreciation schedule, we have designed a tax depreciation calculator to help you estimate what you could potentially claim on tax depreciation.

This is an accounting tool designed to help estimate and calculate the declining value of capital works and plant and equipment assets and relies on accurate figures to present accurate estimations.
Rental Property Depreciation Calculator

Obtain your tax depreciation schedule in 3 easy steps.

Step 1
Qualify your Property
Call us and we will ask you a few simple questions to qualify your investment property.
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Step 2
Order a Report
Order over the phone or via our online form and we will begin preparing your report.
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Step 3
Claim Maximum Deductions
Within approx. 5 business days your report will be delivered to you and your accountant.
View Sample Report

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