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For First Home Buyers

Primary Place of Residence
vs Investment Property

Compare three ways to enter the property market as a first home buyer. See upfront costs, yearly cashflow, tax position, and projected net wealth at 1, 3, 5 and 10 years. Your primary place of residence (PPOR) is the home you live in.

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Estimate only, not a forecast. This tool gives an indicative comparison based on the inputs you provide and current rules as at today. Real outcomes will differ. Tax rates, interest rates, capital growth, rental yields, holding costs, and your personal circumstances all change over time. Use this as a starting point for conversation, then confirm the detail with a qualified broker and accountant before acting.

About You (applies to all scenarios)

These inputs stay the same across every scenario.
$
Annual, before tax
%
%
yrs
$
Per week, used in scenarios 2 & 3
%
Per year
%
%
%
Scenario 1
Buy PPOR & Live Long Term
Owner occupied home you stay in. FHB benefits apply. No rent, no investment tax deductions.
$
$
Yes, apply FHBG if eligible
$
Per year
$
Per year
Scenario 2
PPOR First, Then Convert
Live in the home long enough to claim FHB benefits, then rent it out and hold it.
$
$
mo
$
After conversion
Yes, apply FHBG if eligible
$
$
Scenario 3
Buy Investment Property
Buy an IP from day one, keep renting where you live. Full stamp duty, no FHB benefits, full tax deductions.
$
Often lower than an owner occupier home
Buy the IP in a different state to your PPOR
$
$
$
$

Projected Outcomes

Side by side comparison at your chosen horizon.
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Calculating...

Key Assumptions

  • Tax brackets use the 2025-26 resident rates plus 2% Medicare levy. Income is grown at the rate you set.
  • LMI is estimated when LVR exceeds 80% and the First Home Guarantee is not used. Capitalised into the loan.
  • Depreciation applies to new builds only (post 9 May 2017 rules: building 2.5% of construction, plant & equipment for new only).
  • All three scenarios assume you hold the property at the horizon. No sale, no selling costs, no CGT.
  • Land tax is a simplified flat estimate above state thresholds. Get bespoke advice before committing.
  • Stamp duty uses current state schedules. Confirm with your conveyancer or state revenue office.

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General information only. Not personal financial advice. Calculator results are estimates only.