Presm blog

The 12 Decisions Where Presm Replaces a $400 Broker Meeting (and the 3 Where It Doesn't)

Specific decisions Presm handles end-to-end versus the ones still requiring human professionals. Honest scope, honest limits.

Property investment platforms tend to oversell. They claim to replace brokers, accountants, and buyer's agents. The honest position is more useful: there are specific decisions where Presm's tools fully replace the analytical work professionals charge for, and there are specific decisions where professional involvement remains essential.

This post lists 12 decisions Presm handles end-to-end and the three categories where investors still need human professional input.

The 12 Decisions Presm Handles End-To-End

Decision 1: How much can I borrow?

The Borrowing Power Calculator returns a number within ±5% of what major lenders would actually approve. When to layer in a broker: actual loan application, navigating specific lender policy quirks.

Decision 2: What will stamp duty cost in each state?

The Stamp Duty Calculator gives exact duty for any price point in any state at FY 2025-26 rates. When to layer in a professional: complex transfers, related-party transactions.

Decision 3: Should I pay LMI or save more deposit?

The LMI Calculator shows the premium at each LVR. When to layer in a broker: actual LMI quote from the chosen lender.

Decision 4: What's my annual land tax across my portfolio?

The Land Tax Calculator handles single-state calculations. When to layer in an accountant: trust ownership specifics, foreign-person status complications.

Decision 5: Should I hold in personal name, trust, or other structure?

The Entity Land Tax Simulator runs the comparison across structures. When to layer in legal/accounting: setup of the structure, asset protection considerations.

Decision 6: What's my monthly cash flow on this loan?

The Loan Repayment Calculator gives precise repayment schedules. When to layer in a broker: actual rate negotiated.

Decision 7: Buy now vs rentvest?

The Rentvesting Calculator runs the 10-year comparison. When to layer in advice: complex personal circumstances.

Decision 8: How does my serviceability change after this purchase?

Run the Borrowing Power Calculator before and after. The difference is your remaining capacity for the next move.

Decision 9: What's the after-tax holding cost of this property?

Combine Loan Repayment Calculator output with depreciation estimates and your marginal tax rate.

Decision 10: Compare interstate purchases on equal footing

Run Stamp Duty + Land Tax + Loan Repayment for each candidate state. The cumulative difference between Queensland and Victoria on the same dollar deal is typically $20,000-$60,000 over the first decade.

Decision 11: Is this LMI premium worth it on this specific deal?

LMI Calculator output combined with the property's growth thesis.

Decision 12: What's my five-year wealth position from this purchase?

Loan Repayment plus Land Tax plus growth assumptions in scenario analysis.

The Three Categories Where Presm Cannot Replace Humans

Category 1: Property Selection and Negotiation

Presm provides the analytical layer for any property the buyer identifies. Selecting the specific property, walking it physically, evaluating condition, and negotiating with the vendor's agent — these require human judgment and presence.

Category 2: Implementation of Tax and Legal Structures

Knowing that a discretionary trust is the right structure (which the Entity Land Tax Simulator can show) is different from setting one up correctly, drafting the deed, securing an ABN, registering for relevant taxes, and managing the ongoing compliance.

Setup costs $1,500-$3,500. Annual compliance $1,500-$3,000. Both require an accountant or solicitor.

Category 3: Personal Financial Planning Beyond Property

Property is one asset class. Most investors hold it alongside super, shares, cash, business interests, and personal risk insurance. The integrated picture is the territory of a financial planner.

What This Means For The Investor

The cost-benefit of Presm versus a full professional team:

A typical investor with two purchases in a year saves $2,000-$4,000 of professional fees and 30-50 hours of personal time, while improving the accuracy of the underlying analysis.

How To Set Up Your Workflow

For each new property scenario:

1. Run Borrowing Power to confirm capacity
2. Run Stamp Duty and Land Tax for the candidate state
3. Run Loan Repayment to confirm cash position at multiple rates
4. If the deal involves entity structuring, run Entity Land Tax Simulator
5. If it's a rentvesting decision, run Rentvesting Calculator
6. Save the scenario to your account for future reference

When the property is in advanced negotiation, engage the human professionals (broker for actual loan application, conveyancer for contract review, accountant for the year-end position).

For a worked walkthrough, see our Presm walkthrough post. For the buyer's agent comparison, see our Presm vs buyers agents post.

Frequently Asked Questions

Does Presm provide financial advice?

No. Presm provides general information and calculation tools, not personal advice. For decisions tailored to your specific circumstances, engage qualified professionals.

Can Presm replace my accountant?

No. The accountant prepares your tax return, manages compliance, and provides personal advice. Presm replaces some of the modelling work that accountants would otherwise charge for.

Can Presm replace my mortgage broker?

For modelling — substantially yes. For actual loan application, lender selection, and rate negotiation — no.

Will Presm tell me which property to buy?

No. Presm provides analytical tools to evaluate any property you consider. The selection decision incorporates qualitative factors that the calculators do not capture.

Is Presm intended only for Australian property?

Yes. The calculators are built around Australian tax law, lending policy, and state-specific property regulations.