What does a quantity surveyor do for investment properties?

A quantity surveyor assesses construction-related costs and prepares tax depreciation schedules that allocate claimable deductions across capital works and eligible plant. In Melbourne, that can be particularly useful where the property is older, has undergone partial renovation, or sits in a market segment like apartments, townhouses or mixed-use holdings where asset composition is not always obvious from the contract or listing.

How does depreciation work for Melbourne apartments with strata and shared assets?

Apartments in Melbourne often include shared infrastructure such as lifts, common lighting, security systems and parking areas. While not all shared assets are directly claimable by the individual owner, some components can still form part of the overall assessment. The complexity tends to increase in larger developments across inner-city and high-density precincts.

Is there a difference between new townhouse developments and older Melbourne homes?

There can be a noticeable difference. Newer townhouse projects typically have a clearer breakdown of construction costs and assets, while older homes often require reconstruction of costs based on improvements made over time. In Melbourne, where infill townhouse developments sit alongside older housing stock, each property type needs to be assessed on its own merit rather than assumed to behave the same.

What happens if I renovate my investment property after getting a tax depreciation schedule?

If further works are completed, the original tax depreciation schedule may need to be updated. This is common in Melbourne, where investors upgrade kitchens, bathrooms or internal layouts after purchase. In some cases, previously existing assets may be scrapped and new capital works or plant added, which changes how future deductions are calculated.

Do Melbourne commercial properties require a different approach to residential schedules?

Yes, commercial properties generally involve a broader range of assets and fitout considerations. Office spaces, retail premises and warehouses can include specialised installations, tenant fitouts and structural variations that are not present in standard residential properties. In Melbourne’s mixed-use and city-fringe areas, this often means a more detailed inspection and reporting process to ensure the tax depreciation schedule reflects how the property is actually used.

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Melbourne’s property market includes everything from city apartments and renovated period homes to townhouses, strata properties, and commercial buildings, meaning depreciation outcomes can vary more than many expect. For investors, accountants, and property owners, working with trusted quantity surveyors Melbourne-wide is about getting a report that reflects the true value of the property, not a generic estimate.

A well-prepared tax depreciation schedule can make a big difference when a property has changed hands, been renovated, or includes fit-out and plant that need proper assessment. Whether you need a quantity surveyor for a residential rental or a more complex commercial property, accurate cost allocation and timing are key.

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Get the Most Out of Your Quantity Surveyor in Melbourne

In Melbourne, a quantity surveyor can help investors find depreciation claims they might otherwise miss across different asset types. A Melbourne quantity surveyor will assess the unique characteristics of each property, whether it’s a newer apartment, older house, townhouse, commercial suite, or mixed-use property, to identify opportunities for maximising depreciation.

Timing also matters. If a property settles partway through the financial year, or the tax depreciation schedule is arranged later, the report should still reflect the correct ownership period and property use. Renovations such as kitchen, bathroom, flooring, or fit-out works can also affect deductions and scrapping treatment. A QS report helps support accurate claims based on the property’s age, condition, improvements, and use.

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How To Get Your Melbourne Tax Depreciation Schedule In 3 Easy Steps

Claiming tax depreciation on your Melbourne investment property starts with a qualified quantity surveyor. Our local experts prepare a tax depreciation schedule that is ATO-compliant and tailored to the Melbourne market, helping you maximise every dollar you’re entitled to claim.

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Order a Report

Order over the phone or via our online form and we will begin preparing your depreciation schedule immediately.

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Claim Maximum Deductions

Your full report lands with you and your accountant within 5 business days, ready to lodge and maximise your return.

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What's Included in your Duo Tax Depreciation Schedules?

Easy to read & use for everyday investors
It’s clearly structured and easy to follow. Your schedule is provided as a ready-to-use PDF for your accountant, with Excel or CSV available upon request.
Up to 40-year forecast of your deductions
Covering both Division 40 (Plant & Equipment) and Division 43 (Capital Works Deductions) so you can see exactly what you can claim.
Both depreciation methods in one report
Prime Cost method and Diminishing Value method, so you and your accountant can choose the best strategy.
Tabulated tailored calculations
Pro-rata for part-year ownership, helping you maximise deductions.
A capital loss schedule
Helps you to claim the residual values of items you remove as a capital loss.

Note : All prepared by our expert quantity surveyors, trusted by thousands of investors across Australia.

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Why Choose Duo Tax for Melbourne properties?

Qualified Melbourne Quantity Surveyors

Value

Our reports provide up to 40 years of depreciation where applicable and we’ll even retrospectively help you claim on previous years you missed out on.

Experience

We’re Australia’s highest-rated Quantity Surveyors. Our Quantity Surveyors have served over 170,000+ happy property investors.

Team

With over 130 combined years of experience and a nationwide presence, our Duo Tax process focuses on the most aggressive form of tax depreciation.

Fast

We offer immediate and accurate over the phone estimates and have an average turnaround time of 5 business days.

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Unlock more tax savings with our Melbourne Quantity Surveyors and easy-to-use tools, powered by industry-leading technology. We’re always improving to help you get more value at the same price.

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Tax Depreciation Calculator

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Tax Depreciation Insights

Access expert-written content covering strategies, updates, and tips to maximise property tax benefits.

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Case Studies

Explore real examples showing how investors increased savings and improved returns through depreciation schedules.

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Learn more about property tax depreciation in Melbourne

Across Melbourne, depreciation questions often look different depending on the asset. Apartments and investor-owned units are common through inner suburbs such as Brunswick and Footscray, while renovated family homes and dual-occupancy style stock show up more often around Preston and Coburg. In the inner north and inner west, that mix can make inspection detail and construction-era assumptions especially important.

Further across the western growth corridor and the south-eastern middle ring, areas such as Sunshine, Spotswood, Bentleigh and Box Hill can involve townhouses, updated brick homes and newer infill projects held by long-term investors. Those property types often raise practical questions around capital works, replaced assets and how a depreciation schedule should reflect staged improvements over time.

Commercial Depreciation

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Residential Depreciation

Property investors, in most cases, are entitled to tax deductions as apart of the wear and tear that occurs in their investment properties.

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Ready to get started?

Talk to one of our friendly qualified quantity surveyors to organise your personalised depreciation schedule or simply get a free quote for your property in Melbourne

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Frequently Asked Questions in Melbourne

What does a quantity surveyor do for investment properties?
A quantity surveyor assesses construction-related costs and prepares tax depreciation schedules that allocate claimable deductions across capital works and eligible plant. In Melbourne, that can be particularly useful where the property is older, has undergone partial renovation, or sits in a market segment like apartments, townhouses or mixed-use holdings where asset composition is not always obvious from the contract or listing.
How does depreciation work for Melbourne apartments with strata and shared assets?
Apartments in Melbourne often include shared infrastructure such as lifts, common lighting, security systems and parking areas. While not all shared assets are directly claimable by the individual owner, some components can still form part of the overall assessment. The complexity tends to increase in larger developments across inner-city and high-density precincts.
Is there a difference between new townhouse developments and older Melbourne homes?

There can be a noticeable difference. Newer townhouse projects typically have a clearer breakdown of construction costs and assets, while older homes often require reconstruction of costs based on improvements made over time. In Melbourne, where infill townhouse developments sit alongside older housing stock, each property type needs to be assessed on its own merit rather than assumed to behave the same.
What happens if I renovate my investment property after getting a tax depreciation schedule?
If further works are completed, the original tax depreciation schedule may need to be updated. This is common in Melbourne, where investors upgrade kitchens, bathrooms or internal layouts after purchase. In some cases, previously existing assets may be scrapped and new capital works or plant added, which changes how future deductions are calculated.
Do Melbourne commercial properties require a different approach to residential schedules?
Yes, commercial properties generally involve a broader range of assets and fitout considerations. Office spaces, retail premises and warehouses can include specialised installations, tenant fitouts and structural variations that are not present in standard residential properties. In Melbourne’s mixed-use and city-fringe areas, this often means a more detailed inspection and reporting process to ensure the tax depreciation schedule reflects how the property is actually used.

Other Services We Offer in Melbourne

Different stages of property ownership often require different types of reporting and insight. While depreciation focuses on tax outcomes, other areas such as valuation, insurance and construction cost planning provide a broader view of how a property is positioned over time. In Melbourne and across Victoria, these services are commonly used when purchasing, developing or reviewing property assets. Each plays a distinct role depending on the situation, helping to support more informed and structured decision making.