Professional portfolio modelling, scenario analysis and suburb intelligence built specifically for Australian property investors and property professionals.
The same price, compared across 8 states and territories2026/27 rates
Stamp duty on a $900,000 purchase by an investor, by state, lowest first
State
Stamp duty
Rate
Mark
ACT
$31,050
3.45%
Lowest
QLD
$33,525
3.73%
NSW
$34,687
3.85%
TAS
$35,685
3.97%
WA
$37,466
4.16%
SA
$43,330
4.81%
NT
$44,550
4.95%
VIC
$49,070
5.45%
Highest
Highest stamp duty in this view
$49,070
What an investor pays in VIC on a price that costs $31,050 in ACT.
ACT is the lowest. $31,050, 3.45% of the price, $18,020 less than VIC.
8
states and territories, each on the rates its own revenue office publishes. Type any price.
Worked out on 6 November 2026 by Presm's own Stamp Duty Calculator, on each state and territory revenue office's 2026/27 rates, checked 22 October 2026 (NSW and ACT tables from 1 July 2026). An investor pays the general rates; a home to live in uses a state's home rates where it has them. No first home schemes or foreign buyer surcharges. Estimates only, not financial advice. Open the full Stamp Duty Calculator
8states and territories
7entity types
56combinations ranked before you sign
30years you can model ahead
What is Presm?
Presm is a property investment intelligence platform for Australians: property calculators, portfolio modelling, cash flow forecasts and deal tracking in one place.
What it is
One place to see every property you own, what each one costs you each week, and what changes when you add the next one, out to 30 years.
Who it is for
Australian property investors, from first time buyers to investors with several properties, and property professionals who manage clients and deals.
What it costs
Creating an account costs nothing and needs no credit card. Create your account.
Where the numbers come from
Market figures come from Presm's own suburb and market data. Stamp duty and land tax are worked out state by state, and the Tax Reform Lens follows the Budget papers of 12 May 2026. Your portfolio figures are the ones you enter.
Pick the wrong state or wrong structure, and you bleed.
Same property. Same price. Same buyer. Different state. Different structure. Wildly different outcome.
Get it right once. Carry it for thirty years.
$18,020
more stamp duty on the same $900,000 investment property in VIC ($49,070) than in ACT ($31,050). Presm's Stamp Duty Calculator on 6 November 2026: each revenue office's 2026/27 rates, checked 22 October 2026; an investor, no first home schemes or surcharges.
$3,588.50
a year in land tax on $500,000 of land in Victoria held in a trust. Held by an individual: $1,950. State Revenue Office Victoria, trust surcharge land tax rates (2024 to 2033 land tax years), on $500,000 of taxable land; State Revenue Office Victoria, general land tax rates (2024 to 2033 land tax years), on $500,000 of taxable land. Checked 22 Oct 2026.
56
combinations of state and structure Presm's Entity Land Tax Simulator ranks before you sign: 8 states and territories, 7 entity types.
Not financial advice.
See Presm work, on real screens.
These are Presm's own screens with a fictional client. Click the tabs and buttons inside them, as you would in Presm.
See the whole portfolio.
Track every property's performance, equity position and cash flow in one view.
Presm · Portfolio
Real Presm screen. Illustrative scenario · fictional data · not financial advice
On a phone, drag the screen sideways to see all of it.
Six totals up topTotal Portfolio Value, Total Loan Balance, Portfolio LVR, Total Equity, Accessible Equity @80% and Net Cashflow (Annual).
Three views of one tableInputs, Capital View and Cashflow View. Open any property to see its capital, debt, equity, income, expenses and cash flow.
Portfolio analyticsCapital composition, and annual income against expenses by property, drawn from the same numbers.
Understand the holding costs.
Weekly, monthly and yearly holding costs for every property: the rent in, less every cost out.
Presm · Property · Holding Costs
Total Holding Costs, a week
($339)
3 Sample Lane, Newcastle NSW, a fictional property. Rent in, less every cost out.
One card, every line. Rental Income, Loan Repayment, Council Rates, Water Rates, Insurance, Management Fee, Maintenance, Strata Fees and Land Tax.
Weekly, Monthly or Yearly. The same costs, in the period you think in.
One total. Total Holding Costs is the rent minus every cost on the card.
Real Presm screen. Illustrative scenario · fictional data · not financial advice
Explore what changes.
Tick the next property into the Plan and the projection runs again. Then look 10, 20 or 30 years ahead.
Presm · Plan
Real Presm screens. Illustrative projection · fictional data · 5% growth, 3% rent growth, 3% CPI · not financial advice
One tick in the PlanEvery row has an Include tick. Tick the next property and the projection runs again with it.
A star on the purchaseA planned purchase shows on the chart as a Property Purchase star, in the year you buy.
10, 20 or 30 yearsPick how far ahead to look. Same year, same assumptions. Only the next property changes.
Try the deal page yourself.
The real page a client sees when a property is presented. Press the blue button, as you would in Presm.
Presm · Deal
Real Presm screens of a fictional deal. The typed question is fictional and is never sent. Illustrative scenario · fictional data · not financial advice
The same deal, stage by stage.
A deal carries its status with it: Under Review, Approved, Contract Signed, Unconditional, Settled.
Run the numbers before you buy.
7 calculators and 2 tools, each with its own page. Land tax by structure runs here, and stamp duty for all 8 states at the top of this page, with no sign up.
Presm · Entity Land Tax Simulator
Land tax by ownership structure
Land tax a year on $500,000 of land in NSW, by ownership structure
Structure
Land tax a year
Rate
LVR
Individual
$0
0.00%
80%
Company
$0
0.00%
70%
Disc. Trust
$8,000
1.60%
80%
SMSF Trust
$0
0.00%
65%
See the full breakdown in Presm.
Land tax in SA for every structure is in Presm's Entity Land Tax Simulator once you sign up. Get started
Presm's Entity Land Tax Simulator on each revenue office's 2026 land tax year rates: land held as an investment, not your home, not positively geared. LVR is the simulator's lending estimate for each structure. Worked out on 6 November 2026. Not financial advice. Open the Entity Land Tax Simulator
What the 2026 to 27 Budget changes for property investors.
Three changes announced on 12 May 2026. The capital gains tax and negative gearing changes are now law; the minimum tax on trusts is in two bills before Parliament. The Tax Reform Lens shows what each one does to your own properties, the old rules against the new.
The 50% CGT discount goes
Replaced by cost base indexation, and Australian resident individuals pay a 30% minimum tax on certain net capital gains. Gains made before the start date keep the 50% discount.From 1 July 2027
Negative gearing limited on established homes
An established home bought under a contract entered into from 7:30 pm AEST, 12 May 2026 can offset its losses only against income from residential property. A home bought, or contracted, before then keeps negative gearing, and so does an eligible new build.Losses held back from 1 July 2027
A 30% minimum tax on trusts
Discretionary trust income is taxed at least 30%, paid by the trustee, with a credit for beneficiaries.From 1 July 2028
Sources: ATO, Tax reform: boosting home ownership, reforming negative gearing and capital gains tax (last updated 29 June 2026: "These measures are now law", the Treasury Laws Amendment (Tax Reform No. 1) Act 2026); the Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 for trusts, before Parliament; Treasury Budget Papers No. 1 and No. 2 (12 May 2026), as the Tax Reform Lens models them; checked 22 Oct 2026. Not tax or financial advice.
Two ways to use Presm.
On your own as an investor, or as a property professional running each client's purchase in it with them.
For property investors
Your portfolio, in perspective.
See every property you own and what the next one would change, before you sign.
Portfolio. Value, loans, LVR, equity and cash flow for every property in one table.
Holding costs. Weekly, monthly or yearly, every cost on one card.
The Plan. Add the next property and look 10, 20 or 30 years ahead.
Calculators. Stamp duty, land tax, borrowing power, LMI and more.
Presm is Australia's property investment intelligence platform. It brings property calculators, portfolio modelling, cash flow forecasts and deal tracking into one place for Australian property investors and property professionals.
Who is Presm for?
Australian property investors, from first time buyers mapping out purchase costs to experienced investors with several properties, and property professionals who manage clients and deals.
How much does Presm cost?
Creating an account costs nothing and needs no credit card. Presm clients get every tool, calculator and insight on the platform at no cost.
Which calculators does Presm have?
The Stamp Duty Calculator, LMI Calculator, Borrowing Power Calculator, Land Tax Calculator, Entity Land Tax Simulator, Rentvesting Calculator and Loan Repayment Calculator, plus the Tax Reform Lens for the 2026 tax changes. Each one works on its own page, with no account needed.
Where does Presm's data come from?
Market figures come from Presm's own suburb and market data. Stamp duty and land tax are worked out state by state with each state's thresholds, rates and surcharges, and the tax tools follow the ATO's rules.
How much stamp duty will I pay on an investment property?
It depends on the state, the price and who is buying. The Stamp Duty Calculator works it out for all eight states and territories, with foreign buyer surcharges and first home buyer concessions included.
How much can I borrow for an investment property?
Banks test your repayments at a rate 3 percentage points above the loan rate and count about 80% of rental income. The Borrowing Power Calculator applies both to your income, expenses and existing debts.
Does buying in a trust or a company change my land tax?
Yes. Each state sets its own thresholds, rates and surcharges for individuals, companies, trusts and SMSFs, and a trust can lose the general threshold. The Entity Land Tax Simulator compares the four side by side for your state.
What did the May 2026 Budget change for property investors?
Three changes; two are now law and apply from 1 July 2027. For gains accruing on or after that date, cost base indexation and a 30% minimum tax replace the 50% CGT discount. An established home bought under a contract entered into from 7:30 pm AEST on 12 May 2026 offsets losses only against residential income. A 30% minimum tax on discretionary trusts from 1 July 2028 is in two bills before Parliament.
How does the Tax Reform Lens work?
Add your properties and other assets, and each one is worked out under the old rules and under the new ones, side by side. It runs without signing up.
Is rentvesting better than buying a home?
It depends on your numbers. The Rentvesting Calculator projects both paths, renting where you live while investing elsewhere against buying your own home, over 10, 20 or 30 years, after tax.
Is Presm financial advice?
No. Presm is a data and analytics tool only, and its information is general information only. Always seek independent professional advice before making investment decisions.
