EOFY Property Investment Checklist: What to Do Before 30 June as a Property Investor
Hand writing on a notebook with a checklist.
30 June comes around faster than investors expect. And every year, the same thing happens: investors who were organised in the weeks beforehand get more out of their portfolio than those who scramble at the last minute.
The end of financial year is not just an admin deadline. It is one of the most productive moments in your investment calendar. Done well, it puts money back in your pocket, tightens your strategy for the year ahead, and keeps your portfolio running efficiently.
Here is your complete EOFY checklist for 2026.
Why EOFY Matters More Than Usual This Year
The 2026 Federal Budget has introduced changes to negative gearing and capital gains tax that take effect from 1 July 2027. This means the current financial year, ending 30 June 2026, is the last full year that operates entirely under the existing rules for all investors.
For investors with established properties purchased before Budget night on 12 May 2026, your portfolio is grandfathered and these rules continue to apply going forward. But understanding exactly where you stand before the new financial year begins is more important than ever.
1. Order Your Depreciation Schedule If You Do Not Have One
A depreciation schedule is one of the most commonly missed deductions in property investment, and one of the most valuable.
Every investment property depreciates over time. The structure of the building, the fixtures, the fittings, the carpet, the appliances. The Australian Taxation Office allows you to claim this depreciation as a tax deduction each year, which reduces your taxable income.
A quantity surveyor prepares the schedule, and the cost of having it done is itself tax deductible. For a newer property, annual depreciation deductions can be worth thousands of dollars. For an older property, the plant and equipment items can still generate meaningful claims.
If you own an investment property and do not have a depreciation schedule, getting one before 30 June is one of the highest-return tasks on this list.
2. Prepay Your Investment Loan Interest
If your investment loan is on a variable rate, you may be able to prepay up to 12 months of interest before 30 June and claim the full amount as a deduction in this financial year.
This is a legitimate and widely used strategy to bring forward a future deduction into the current tax year. The effect is that you reduce your taxable income for 2025-26 by claiming interest that would otherwise be spread across the next financial year.
Speak to your accountant before doing this to confirm it is appropriate for your structure and that your lender allows prepayment.
3. Review All Claimable Expenses for the Year
Before you meet with your accountant, go through your records for the full financial year and make sure you have receipts and documentation for every expense related to your investment property. Common deductions investors miss include:
Property management fees
Council rates and water rates
Land tax
Insurance premiums
Repairs and maintenance carried out during the year
Pest and building inspections
Advertising for tenants
Travel to inspect the property, where applicable
Accountant and tax agent fees from the prior year
Loan interest and bank fees
Quantity surveyor fees
The ATO distinguishes between repairs and improvements. Repairs to restore something to its original condition are immediately deductible. Improvements that enhance the property beyond its original state are capital works and depreciated over time. If you have done any work on the property this year, know which category it falls into before lodging.
4. Check Your Rental Income Records Are Complete and Accurate
Your property manager should provide you with an annual income and expenditure statement for each property. Before your accountant lodges your return, review these statements carefully.
Check that all rental income received during the year is recorded, including any bond money that was applied to rent or damages, and that all expenses paid through the property manager on your behalf are included. Errors in these statements are more common than you might expect and can result in either overpaying tax or underclaiming deductions.
5. Review Your Loan Structure
EOFY is the right moment to assess whether your current loan structure is still the most efficient one for your situation.
Questions worth asking before 30 June:
Is your investment loan interest only or principal and interest, and is that still the right choice for your strategy?
Are you getting a competitive interest rate, or has the market moved since you last reviewed?
Do you have an offset account set up correctly against your investment loan?
If you have both a home loan and an investment loan, is your cash sitting in the right offset account? Cash in an offset against your investment loan reduces your claimable interest, which is the opposite of what most investors want.
A mortgage broker can review your current structure quickly and identify whether there is a better position available to you.
6. Consider Whether a Portfolio Review Is Due
If you have not had a formal review of your property portfolio in the past 12 months, the weeks before EOFY are a good time to schedule one.
A portfolio review covers where each property sits in its growth cycle, whether the rental income is at market rate, whether the property management arrangement is still working, whether there is equity available to fund a next purchase, and whether your overall strategy still matches your goals.
At Motivate Property Group, annual portfolio reviews are included in our service at no additional cost. If you are a client and have not had yours yet this year, now is the time.
7. Understand Where You Stand Under the New Budget Rules
With the 2026 Federal Budget changes taking effect from 1 July 2027, the new financial year that begins on 1 July 2026 is the transition period. Properties purchased after Budget night on 12 May 2026 will be subject to the new negative gearing rules from July 2027.
Before 30 June, the conversations worth having with your accountant include:
Confirming which properties in your portfolio are grandfathered and under what conditions
Understanding how the ring-fencing of losses will affect your cashflow position from July 2027 if you have purchased established property after Budget night
If your properties are held in a discretionary trust, beginning the conversation about restructuring options ahead of the July 2028 deadline
These are not urgent decisions in most cases. But understanding your position clearly before the new financial year begins is far better than working it out after the fact.
8. Lodge on Time
The standard deadline for individual tax returns in Australia is 31 October. However, if you use a registered tax agent, you may be entitled to an extended lodgement date. Confirm this with your accountant.
If your return is likely to result in a refund, lodging earlier means receiving that refund sooner. If you are expecting to owe tax, understanding the amount early gives you time to plan for it.
Your EOFY Checklist at a Glance
Order a depreciation schedule if you do not have one
Consider prepaying investment loan interest before 30 June
Gather receipts and documentation for all property expenses
Review your property manager's annual income and expenditure statement
Assess your loan structure and interest rate
Schedule a portfolio review if you have not had one this year
Speak to your accountant about your position under the new Budget rules
Confirm your lodgement deadline with your tax agent
Frequently Asked Questions
What expenses can I claim on my investment property at EOFY? You can claim interest on your investment loan, property management fees, council and water rates, insurance, repairs and maintenance, depreciation, advertising for tenants, and accountant fees among others. You cannot claim capital improvements in the year they are made. Speak to your accountant to confirm what applies to your specific situation.
What is the difference between a repair and an improvement for tax purposes? A repair restores something to its original condition and is immediately deductible. An improvement enhances the property beyond its original state and is treated as a capital works deduction, claimed over time. The distinction matters and the ATO applies it strictly.
Should I prepay my investment loan interest before 30 June? This can be an effective strategy to bring forward a deduction into the current financial year. Whether it makes sense depends on your tax position, your lender's terms, and your cashflow. Speak to your accountant before acting.
Do the 2026 Federal Budget changes affect my EOFY return this year? No. The new negative gearing and CGT rules take effect from 1 July 2027. Your 2025-26 tax return operates under the existing rules. The changes are relevant to planning for the year ahead, not to your current lodgement.
When is the EOFY tax return deadline? 31 October for self-lodgers. If you use a registered tax agent, you may be entitled to an extended deadline. Confirm with your accountant.
Want to review your property portfolio before the EOFY?
Our team at Motivate Property Group offers free annual portfolio reviews for clients and free strategy consultations for new investors. Book you free strategy consultation with Motivate Property Group today.