Managing your investment property finances is no small task. Between tracking rental income, mortgage interest, depreciation, maintenance, and tax implications, it’s easy to lose clarity without the right property accounting tools. That’s where property accounting software comes in.

In this guide, we’ll cover the top 5 property accounting software options for Australian investors in 2026, breaking down their strengths and weaknesses so you can choose the one that best suits your needs.

1. TaxTank – The Best All-in-One Property Accounting Software

Best for: Property investors who want detailed, real-time insight into every aspect of their investments, especially those managing complex portfolios, including Trusts and SMSFs. Also ideal for sole traders, crypto and share traders, employees, or anyone who wants to manage their tax in real time.

TaxTank is more than property accounting software – it’s a complete tax and property accounting platform built for Australians. Unlike other tools that only track rental income and expenses, TaxTank gives property investors full control: it connects directly to your bank feeds, automatically applies deductions, updates property values in real time, and calculates tax across your entire portfolio – not just property. For property accounting and overall tax management, it removes the need for multiple spreadsheets and manual tracking.

With TaxTank, you can see your live tax position all year, not just at tax time. Whether you own multiple investment properties, run a side business, trade shares, or manage a Trust or SMSF, it gives you the full picture so you can make smarter decisions and keep more money in your pocket.

Features:

Automated Bank Feeds
Link your accounts and let automation rules categorise expenses for you, saving hours on manual data entry.

Property Tank
Manage all your properties in one place, no matter the ownership structure, with real-time tracking of income, expenses, tax, and cash positions. Features include:

• Live CoreLogic property values and growth percentages
• Instant CGT calculations and real-time impact on tax returns
• Depreciation schedules with automated low-value pool and asset write-offs
• Loan balances, equity tracking, and borrowing power analysis via the Net Surplus Ratio report
• Performance monitoring, including capital growth, LVR, and yields
• DIY project tracking for structural improvements
• Automated allocation of borrowing expenses for loans and refinancing
• Custom portfolios for properties in Trusts, companies, or SMSFs
• Claim percentage calculations for shared properties, including Airbnb, Stayz, and room rentals
• Pre-rental expense tracking for properties not yet generating income
• Instant property tax reports for accountants
• Secure document storage in the Spare Tank’s dedicated property folder
• Integration with Sharesight for live property data sync

Holdings Tank
Manage crypto, shares, and unlisted assets with real-time performance tracking and built-in CGT calculations.

Sole Tank
Designed for sole traders and freelancers to track income, expenses, and deductions instantly, with smart automation.

Work Tank
Keep tabs on income and work-related expenses, including:

• Home Office Diary for remote workers
• Vehicle logbook with automatic calculation of deductions

Real-Time Tax Dashboard
See exactly how much tax you owe or the refund you can expect, updated live as your finances change. Track HECS/HELP balances, net worth, and tax forecasts year-round.

Seamless Integrations
Two-way sync with Sharesight and a growing list of partners ensures your data flows effortlessly.

Document Management
Store and manage all your documents and receipts securely in the Spare Tank.

Pros:

• Covers more than just property – handles tax across all income types.
• Live visibility of tax position all year, not just at EOFY.
• Designed by Australian accountants and property investors.
• Removes spreadsheets and manual record-keeping.
• Transparent pricing with free CGT calculator for property, shares and crypto.
• Excellent for both DIY investors and accountants/advisors.

Cons:

• Setting up your bank feeds may take a few minutes initially, particularly if your investment property loans are held in a trust or SMSF, as the bank may require additional authorisation to access this data.
• Some accountants used to Xero may be slow to switch, even if new software could offer their clients better features or savings.

Verdict: TaxTank is the clear winner for property investors who also have other income sources or want full control of their tax. It goes far beyond property-only tools by giving you the complete financial picture.

2. The Property Accountant

Best for: Property investors who only want to track their property income and expenses.

The Property Accountant is a niche property accounting platform designed specifically for property investors in Australia. It allows the management of many property-related financial tasks, such as recording settlement statements and depreciation schedules, and provides visibility into loan balances and equity.

Features:

• Simple Property Oversight
• Manual income and expense tracking.
• Integration with 100+ banks via open banking for loan accounts only.
• Simple Depreciation Calculator
• Mobile app and web portal.

Pros:

• Tailored for Australian property investors.
• Good for manually tracking property-specific income and expenses.
• Affordable with a short free trial.

Cons:

• Focused on property only and doesn’t cover other tax areas like shares, crypto, sole trader income, or employee deductions.
• Live bank feeds aren’t available for transaction accounts or credit cards, so not all transactions are captured automatically.
• No live property valuations or integrations.
• No automation rules for allocating expenses from live bank feeds.
• Depreciation calculations are limited and don’t automatically manage low-value pool assets or instant write-offs for items under $300.
• Pricing varies by property type, which can get costly for moderate or larger investment portfolios.
• Capital Gains Tax features are basic and may not cover more complex scenarios.

Verdict: Ok for property-only investors, but restrictive if your finances extend beyond real estate.

3. PropertyMe

Best for: Property managers and real estate agencies.

PropertyMe is cloud-based property management software that helps agencies and property managers run their rent rolls. While it has accounting features, it’s not designed for individual investors managing their own portfolio.

Features:

• Live bank feeds and reconciliation.
• Trust accounting.
• Automated rent collection.
• Tenant portal for payments and maintenance.

Pros:

• Strong tool for property managers.
• Automates rent collection and reporting.
• Cloud-based access.

Cons:

• Not designed for individual investors.
• No free trial.
• Pricing may be too high for small landlords.

Verdict: Excellent for agencies, but not the right fit for DIY investors.

4. Excel & Google Sheets

Best for: Very small portfolios or beginner landlords.

Spreadsheets are often the first stop for new landlords. They’re a low-cost property accounting solution for very small portfolios, but they come with serious limitations. All income and expense tracking is manual, which can quickly get messy and prone to errors.

Features:

• Manual recording of rental income, mortgage payments, and expenses.
• Basic financial calculations.
• Custom reporting and charts (if you know your formulas).

Pros:

• Low cost or free.
• Familiar for most users.

Cons:

• Manual entry takes time and invites mistakes.
• No automation, no integrations, and no real-time insights.
• Limited tax support.

Verdict: Fine for one property and a tight budget, but not sustainable as your portfolio grows.

5. Xero

Best for: Landlords who already use Xero for business.

Xero is a general accounting tool that can handle property accounting, but often requires additional apps or a bookkeeper. It integrates with some property management apps and provides automated bank feeds and reporting. However, it’s a general accounting tool, not tailored for property investment or Australian tax rules.

Features:

• Automated bank feeds and reconciliation.
• Income and expense tracking.
• Integration with apps like Re-Leased and Landlord Studio.

Pros:

• Powerful accounting tool with strong reporting.
• Good integrations.
• Free 30-day trial.

Cons:

• May require a bookkeeper or accountant.
• May also require additional plugins to get required functionality.
• Not built specifically for property or Australian investors so add ons are required
• Pricing starts higher than dedicated property tools.

Verdict: Great general accounting software, but less efficient for property tax compared to purpose-built solutions.

Final Thoughts

When it comes to property accounting, having the right software makes a huge difference for Australian investors. While The Property Accountant, PropertyMe, Excel, and Xero each serve a purpose, they all fall short when it comes to giving investors a complete tax and property solution.

TaxTank takes the top spot because it combines everything investors need in one platform – property, shares, crypto, sole trader income, deductions, and real-time tax visibility. It’s designed for Australians, by Australians, and removes the stress of managing tax at the end of the year.

Best overall choice in 2025: TaxTank.

Ready to ditch spreadsheets and get real-time tax insights? Start with TaxTank today and see why thousands of Australians trust us as their #1 choice.

Frequently Asked Questions About Property Accounting Software in Australia

More than just a tracking tool for your property portfolios, TaxTank automates tax logic, captures compliance updates, and ensures every deduction is optimised – all while keeping the ever-expanding reach of the ATO in check. Whether you’re a seasoned investor or just starting out, TaxTank puts you in the driver’s seat, so you can make informed decisions with confidence.

Tailored Property Portfolios for Every Type of Property

TaxTank comes preloaded with intelligent property portfolios, each meticulously designed to handle specific tax logic, legislative changes, and compliance requirements:

• Investment Property Portfolios: Ideal for full time rental properties generating income. This portfolio automatically calculates deductible expenses, tracks rental income, and manages depreciation and borrowing expense schedules, ensuring you maximise tax benefits effortlessly.
• Trust Portfolio: Perfect for properties held within a trust structure or your Self-Managed Super Fund (SMSF). It manages the reporting requirements associated with trusts, producing property schedules to streamline tax time, saving you both time and money.
• Owner Occupied: Designed for properties used as your principal place of residence (PPOR). While this portfolio doesn’t impact your tax position, it allows you to track relevant costs and seamlessly update details if the property’s use changes in the future.
• Share Properties (Airbnb, Stayz, etc.): Tailored for short-term rental properties, this portfolio automatically tracks and adjusts claims in real-time, ensuring deductions accurately reflect your property’s rental usage throughout the year. Whether you rent out a room occasionally or operate a full-time short-stay investment, TaxTank seamlessly updates expenses and applies the correct tax treatment, maximising deductions while ensuring full compliance without the hassle.
• Vacant Land: Designed for land holdings or properties in the build phase, this portfolio automatically capitalises expenses until the property is complete. Once construction is finished, the property can be seamlessly transferred to the appropriate portfolio, with all holding costs securely tracked to optimise Capital Gains Tax (CGT) outcomes if sold in the future. This ensures full compliance while simplifying record-keeping and tax reporting.

Each property portfolio automatically applies the relevant tax rules, ensuring you never miss a deduction or fall out of compliance with ATO regulations.

Need custom property portfolios to organise your properties your way?

No problem! Beyond the default options, TaxTank gives you the flexibility to create custom property portfolios tailored to your investment structures, ownership entities, or tax strategies. Whether you’re managing properties across different entities, states, or optimising tax positioning, TaxTank adapts to your unique needs, ensuring accurate reporting and seamless organisation – structured exactly how you want it.

Want Complete Financial Oversight – Not Just Tax?

This is where TaxTank truly stands out. More than just a tax tool, it’s your ultimate property investment companion, providing real-time visibility into your portfolio’s growth, tax position, and equity, all in one place.

With live bank feeds and CoreLogic’s AVM estimates and growth projections, you can accurately apportion loans for interest claims while seamlessly tracking equity forecasts. Whether you’re refining investment strategies, maximising deductions, or planning your next move, TaxTank gives you full financial control and flexibility now and into the future.

Want more? Let’s talk about TaxTank’s Game-Changing CGT Calculator!

TaxTank’s powerful CGT calculator is the ultimate game-changer for property investors, effortlessly accumulating and tracking data year after year to calculate Capital Gains Tax in just 3 simple steps.

Whether you’ve changed property use, claimed a home office deduction, or qualify for concessions, TaxTank automates every adjustment, ensuring you claim every benefit available while staying fully compliant.

Seamless, Smart & Stress-Free CGT Calculations

• Historical Data Done for You – TaxTank tracks and pulls in purchase details, capital improvements, and ownership changes, eliminating manual calculations.
• Automated Cost Adjustments – Capital costs, duties, holdings costs and structural improvements flow directly into CGT calculations, integrating seamlessly with TaxTank’s depreciation tools for accurate ad-backs.
• Real-Time Loss Offsetting – Capital losses are calculated on the fly across all asset classes, ensuring the most tax-effective outcome.

Forget messy spreadsheets, accountants and complicated formulas. TaxTank does it all, making CGT compliance effortless, accurate, and stress-free. Now that’s the icing on the cake!

Want to Collaborate in Real Time with your Accountant or Advisors?

Say goodbye to tax-time chaos and hello to seamless collaboration with TaxTank’s live data sharing. Grant real-time access to co-owners, accountants, and advisors so everyone stays aligned—no more endless emails, missing paperwork, or last-minute scrambling.

Even better? Firms and advisors can register for a free TaxTank platform account, allowing them to collaborate with clients like never before. With instant access to live tax data, deductions, CGT calculations, and financial insights, advisors can provide smarter tax strategies year-round, not just at tax time.

Why It’s a Must-Have for Investors & Advisors:

• Real-Time Access – No more outdated reports, your financial team sees live tax data and property insights instantly.
• Smarter Tax Strategies – Advisors can proactively track deductions, optimise CGT outcomes, and plan ahead, rather than scrambling at year-end.
• Effortless Compliance – Keep everything in one place, making tax prep and financial planning smoother than ever.
• Full Financial Picture – Property Tank stacks with other subscriptions to calculate tax in real time across all incomes and investment types.

The Future of Property & Tax Management Is Here

Ditch the old way of managing tax and embrace real-time collaboration. Whether you’re an investor looking for seamless oversight or an advisor wanting better client transparency, TaxTank makes it happen, easily, efficiently, and accurately.

We told you tax has never looked this good! Start your free trial today.

The right Investment Property Tracker not only simplifies your property finances but also ensures you maximise your tax deductions, ultimately increasing your returns. Among the many options available, TaxTank stands out as the premier solution for Australian property investors. Tailored specifically for the Australian market, TaxTank offers unparalleled features that streamline property tracking and tax management, ensuring you stay compliant while optimising your financial outcomes.

The Challenges of Property Investment in Australia

Investing in property is not without its challenges. From fluctuating property values to the complexities of tax regulations, investors need to be vigilant. One of the biggest hurdles is keeping accurate records of all income and expenses related to the property. Australian tax law is stringent when it comes to claiming deductions on investment properties, and failing to maintain precise records can lead to missed opportunities and potential audits.

For instance, tracking rental income, maintenance costs, interest expenses, depreciation, and capital improvements can be a daunting task, particularly if you own multiple properties. Moreover, the ATO requires detailed documentation to substantiate any claims, which means that sloppy or incomplete records could result in denied deductions or, worse, penalties. Using a dedicated Investment Property Tracker like TaxTank ensures that every detail is recorded accurately, making the entire process more manageable.

Why TaxTank is the Best Investment Property Tracker in Australia

Comprehensive Property Management

TaxTank is designed to be a one-stop solution for all your property tax tracking needs. It allows you to track every aspect of your investment property from rental income, expenses, loan repayments, and depreciation schedules, ensuring that you have a complete overview of your property’s financial performance at all times. As the leading Investment Property Tracker in Australia, TaxTank offers real-time insights that are crucial for making informed decisions.

One of the standout features of TaxTank is its real-time reporting capabilities. TaxTank reports the tax and cash position of properties and portfolios so you can see exactly what each property costs to hold (cash position) and the impact on your tax return (tax position) so you can make better decisions to proactively control how much tax you pay.

Better still, they’ve partnered with CoreLogic to forecast growth and equity over time for better planning. Having a clear picture of property performance and equity, coupled with rental returns and interactive reports, will ensure you’re always in control and armed with the right information when thinking about buying or selling. TaxTank is more than just an Investment Property Tracker; it’s a complete solution for property investors.

Live Bank Feeds with Open Banking

A significant innovation that sets TaxTank apart as an Investment Property Tracker is its integration with live bank feeds through Open Banking. This feature allows you to seamlessly link your bank accounts, enabling automatic and secure updates of all your financial transactions. With live bank feeds, every income, expense, and loan repayment related to your investment properties is captured in real-time, reducing manual entry and the risk of errors. This ensures your financial data is always up-to-date, making your tax calculations more accurate and hassle-free. Open Banking not only enhances convenience but also adds a layer of security and efficiency to your property management, giving you more time to focus on growing your investment portfolio.

Optimised Tax Management

When it comes to tax time, many property investors dread the task of collating receipts, calculating deductions, and ensuring that they’ve claimed everything they’re entitled to. TaxTank, as an advanced Investment Property Tracker, takes the stress out of tax management by automatically calculating your tax obligations and potential refunds based on the data you’ve entered throughout the year.

The platform is fully compliant with Australian tax laws, and it’s regularly updated to reflect any changes in regulations. This means you can rest assured that you’re always claiming the maximum deductions legally allowed, without the risk of non-compliance. The precision and ease that TaxTank brings make it the ultimate Investment Property Tracker for tax management.

Tailored for Australian Property Investors

Unlike generic property management tools, TaxTank is specifically designed for the Australian market. This means it takes into account the unique aspects of Australian property investment, such as negative gearing, capital gains tax (CGT) discounts, and the intricacies of depreciation schedules for Australian properties. As an Investment Property Tracker built for Australians, it ensures all these local factors are seamlessly integrated.

For example, TaxTank includes built-in tools for calculating depreciation using the latest rates and methods approved by the ATO. Adding existing depreciation schedules, new builds, and renovation projects for a property is relatively fast and painless in TaxTank. The better news is that once added, the schedules automatically allocate to future years to ensure nothing is missed year after year. This level of customisation is what makes TaxTank the preferred Investment Property Tracker for Australian investors.

Ease of Use and Accessibility

Despite its comprehensive features, TaxTank is incredibly user-friendly. The platform is designed with simplicity in mind, making it accessible even to those with limited financial or technological expertise. The intuitive onboarding checklist guides you through each step of the process, from setting up your property profile to adding your banks and property portfolios.

Additionally, TaxTank is available as a web-based platform that is responsive on all devices, giving you the flexibility to manage your property portfolio on the go. Whether you’re at home, in the office, or inspecting a property, you can easily access your account and update your records in real-time. This accessibility further enhances TaxTank’s reputation as the top Investment Property Tracker.

How TaxTank Stacks Up Against the Competition

There are several property management tools available in Australia, but none offer the same level of detail and customisation as TaxTank. While some platforms focus solely on tracking rental income and expenses, TaxTank provides a holistic view of your property investment, integrating tax management, compliance, and financial analysis into a single platform. This integration is what sets TaxTank apart as a superior Investment Property Tracker.

Other tools may offer basic reporting features, but they often lack the depth of data required to make truly informed decisions. TaxTank, on the other hand, allows you to drill down into the specifics of your property’s performance, providing detailed insights that can help you optimise your investment strategy.

Moreover, many competing platforms are not tailored to the Australian market, meaning they may not account for local tax laws or financial practices. This can lead to inaccurate calculations and missed opportunities for tax savings. TaxTank’s Australian focus ensures that every feature is designed with the local investor in mind, making it the most reliable and effective Investment Property Tracker for managing your investment properties in Australia.

The Future of Property Investment with TaxTank

As the Australian property market continues to evolve, the need for sophisticated management tools will only increase. With its commitment to innovation and user-centric design, TaxTank is poised to remain at the forefront of the industry, offering investors the tools they need to navigate the complexities of property investment. As the most advanced Investment Property Tracker, TaxTank is ready to meet these challenges head-on.

Whether you’re a seasoned investor with a large portfolio or a first-time buyer looking to make your first purchase, TaxTank provides the comprehensive support you need to succeed. By simplifying the management of your investment properties and optimising your tax outcomes, TaxTank ensures that you can focus on what really matters: growing your wealth and securing your financial future. With TaxTank as your Investment Property Tracker, you’re well-equipped to achieve your financial goals.

Conclusion: Choose TaxTank for Unmatched Property Tracking

In the competitive world of property investment, having the right tools at your disposal can make all the difference. TaxTank stands out as the best Investment Property Tracker for Australian investors, offering a unique combination of comprehensive property management, optimised tax handling, and ease of use.

By choosing TaxTank, you’re not just investing in a tool; you’re investing in the future of your property portfolio. With its powerful features, user-friendly interface, and commitment to the Australian market, TaxTank is the clear choice for investors looking to take their property management to the next level. TaxTank truly is the ultimate Investment Property Tracker for anyone serious about maximising their returns and minimising their tax burden.

Don’t leave your property’s financial performance to chance. Make the switch to TaxTank today and experience the peace of mind that comes with knowing your investments are in the best possible hands.

TaxTank combines property portfolio tracking with Australian individual tax calculations, bringing property income, expenses, loans, depreciation, negative gearing and capital gains together with your other income and investments.

Managing a property portfolio involves much more than watching property values rise and rental income arrive.

You need to track loans, equity, income, expenses, depreciation, ownership, documents, cash flow, capital gains and the tax treatment that applies to each property.

With major changes to negative gearing and capital gains tax beginning on 1 July 2027, choosing an app that only produces an attractive portfolio dashboard may leave you managing the most complicated part somewhere else.

The best property portfolio app should not just show you what your properties are worth. It should help you understand how they are performing, what records you need and what the portfolio means for your complete financial and tax position.

TaxTank brings property tracking, finances, performance and Australian tax calculations into one platform built for individual investors.

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What is a property portfolio app?

A property portfolio app helps investors organise and monitor the properties they own.

Depending on the platform, it may track:

• Property values
• Loan balances
• Available equity
• Rental income
• Property expenses
• Cash flow
• Rental yield
• Capital growth
• Ownership information
• Documents and receipts
• Tax deductions
• Depreciation
• Capital gains

However, not every property portfolio app performs the same role.

Some are basic portfolio trackers. Some focus on forecasting or property research. Others record income and expenses so information can be exported at tax time.

These features can be useful, but recording property information is not the same as calculating how each property affects your tax.

That distinction matters because your property portfolio does not exist separately from the rest of your financial life.

Property tracking is only the beginning

A portfolio dashboard may show that:

• Your property is worth $750,000
• Your loan balance is $480,000
• You have $270,000 in equity
• Your rent increased by $40 per week
• Your annual expenses were $18,000
• Your property produced a cash flow loss

That gives you useful information about the property.

It does not necessarily tell you:

• Which expenses are deductible
• Whether an expense must be claimed over several years
• How ownership affects the result
• Whether depreciation or capital works deductions apply
• Whether a rental loss can reduce your salary income
• How much of a future capital gain will be taxable
• How the property affects your Medicare levy, HELP repayment or other individual tax obligations
• What happens when different properties in the same portfolio are subject to different tax rules

A property portfolio app should help you understand the numbers, not simply collect them.

Property portfolio apps in Australia compared

Not all property portfolio apps do the same job. Some focus on property values and equity, while others concentrate on cash flow, wealth management or tax record keeping. TaxTank takes a broader approach, connecting property portfolio management with financial-year tax calculations, multiple ownership structures, foreign properties and income, Open Banking, and an individual’s other income and investments.

Tracking property tax is not the same as calculating your tax

Many property apps can record rental income and expenses, identify potentially tax-deductible costs or calculate a property’s profit or loss. That does not necessarily mean they calculate your individual tax.

A property’s tax result needs to be considered alongside your other income, deductions and investments to understand how it affects your overall tax position for the financial year.

TaxTank does this differently. Property Tank connects your property income, expenses, loan interest, depreciation, negative gearing and capital gains with your employment income, sole trader activities, shares, cryptocurrency and other investments. These feed into one estimated individual tax position throughout the financial year.

What type of property portfolio app do you need?

The right property portfolio app depends on what you want to manage. A portfolio tracker may be enough if you primarily want to monitor property values, equity and cash flow. A wealth management tool can be useful if you want a broader view of your assets and net worth, while a property tax record tool can help organise information for tax time.

If you want to understand how your properties affect your individual tax throughout the financial year, look for software that goes beyond record keeping. This means bringing property income, deductible expenses, loan interest, depreciation, capital gains and losses together with your other taxable income and investments.

What should the best property portfolio app track?

The right app should give you an accurate view of each property while also showing how the portfolio works together.

Property values and equity

Tracking estimated property values alongside current loan balances helps you monitor equity across individual properties and the wider portfolio.

For Australian properties, TaxTank integrates with CoreLogic to help keep property information and estimated values current.

With Property Tank, you can review property values, debt and equity without maintaining a separate spreadsheet.

Rental income and expenses

A property portfolio app should allow you to record rental income and allocate expenses to the correct property.

TaxTank connects to eligible Australian and foreign bank accounts through Open Banking.

Transactions can then be allocated using property categories based on Australian tax requirements.

This helps keep income and expenses organised throughout the year instead of trying to reconstruct everything from bank statements at tax time.

Loans and borrowing costs

Your loan affects cash flow, equity and tax, but the loan repayment itself is not necessarily the deductible amount.

A useful property app should distinguish between:

• Interest
• Principal repayments
• Borrowing costs
• Bank fees
• Refinancing costs
• Loan balances
• Offset accounts

TaxTank keeps loan information connected to the relevant property and applies the supported tax treatment to the information recorded in your account.

Property performance

Rental yield alone does not provide a complete picture of an investment.

Property performance can also depend on:

• Rental income
• Vacancy
• Operating expenses
• Loan interest
• Capital growth
• Depreciation
• Tax deductions
• Ownership percentage
• Cash invested
• After-tax cash flow

TaxTank allows you to review property performance alongside the financial and tax information behind it.

Depreciation and capital works

Depreciation and capital works deductions can significantly affect the taxable result of an investment property.

However, they may also affect the property’s cost base when it is eventually sold.

Property Tank helps you manage supported depreciating assets and capital works while keeping the relevant history connected to the property.

This means a deduction claimed today does not become a missing piece of information years later when the property is sold.

Documents and records

Property investors need to retain records supporting rental income, expenses, ownership, loans, depreciation and capital gains.

A portfolio app should allow you to store relevant documents with the property or transaction they support.

TaxTank keeps receipts, statements, depreciation schedules, settlement documents and other records connected to your property information.

This helps you comply with ATO record-keeping requirements for rental properties.

The best property portfolio app should understand ownership

A property is not always owned by one person in their individual name.

Your portfolio may include properties that are:

• Individually owned
• Jointly owned
• Held in a trust
• Held in a company
• Held by an SMSF
• Managed through another supported ownership structure
• Located outside Australia

The ownership structure determines where income, expenses, deductions and capital gains belong.

TaxTank lets you organise properties across supported ownership structures without mixing every result into your personal tax calculation.

Properties that contribute to your individual tax position are included where applicable. Properties belonging to separate entities remain organised separately because those entities have their own tax and reporting obligations.

This allows you to see the complete property portfolio while maintaining the correct separation between owners and entities.

You can manage everything through one account without paying for a separate platform subscription for every ownership structure.

Australian and foreign properties in one portfolio

Australian investors may also own property overseas.

Foreign properties can create additional work because rental income, expenses and transactions may need to be converted into Australian dollars before they can be included in the owner’s Australian tax position.

Property Tank allows you to manage supported Australian and foreign investment properties in the same portfolio.

You can record foreign property income, expenses, ownership information and supporting documents while keeping the relevant Australian tax treatment connected to your account.

You can add foreign bank accounts in their original currency using live bank feeds where available, or enter transactions manually when a live connection is not supported. TaxTank automatically converts the relevant foreign income and expenses into Australian dollars for your property records and tax calculations.

Your property portfolio is not your complete financial position

A property app might calculate that one rental made a $12,000 loss during the financial year.

But the effect of that loss can depend on:

• Your salary
• PAYG tax already withheld
• Income from other properties
• Sole trader income
• Dividends and investment income
• Capital gains
• Carried-forward losses
• Ownership percentage
• The tax rules that apply to the property
• Other individual tax obligations

This is why showing a property loss is not the same as calculating the tax result.

TaxTank connects supported property information with the other areas of your financial life.

Depending on the Tanks you use, your estimated individual tax position can include:

• Employment income and PAYG withholding
• Work-related deductions
• Sole trader activities
• Australian and foreign properties
• Shares and cryptocurrency
• Capital gains and losses
• Investment income
• Other supported individual tax information

Each area remains organised separately while contributing to the same estimated individual tax position where applicable.

Instead of asking your property app what happened and then using another calculator to estimate the tax, TaxTank calculates the supported result as your information changes.

Property tax is changing from 1 July 2027

The tax rules applying to Australian property investors are becoming more complicated.

From 1 July 2027, negative gearing for residential property will generally be limited to new builds, with grandfathering provisions for properties held before 7:30 pm AEST on 12 May 2026.

Investors who acquire established residential property after that time may still apply eligible losses against other residential property income, including relevant capital gains, and carry unused losses forward.

However, those losses will not generally be available to reduce non-residential income such as salary.

Capital gains tax is also changing from 1 July 2027.

The existing 50% CGT discount will be replaced for gains accruing from that date with indexation for inflation and a minimum 30% tax rate on real capital gains. Gains that accrued before 1 July 2027 retain their existing treatment.

These reforms mean one property portfolio may eventually contain:

• Grandfathered properties
• New builds eligible for negative gearing
• Established properties with quarantined losses
• Losses available against residential property income
• Losses carried forward from previous years
• Capital gains accrued before 1 July 2027
• Capital gains accrued after 1 July 2027
• Properties sold under calculations spanning both CGT systems

The relevant treatment will depend on acquisition dates, property history, available losses and the investor’s broader tax position.

TaxTank will automatically incorporate the new negative gearing and CGT rules into its calculations when they take effect.

The acquisition date, ownership, property type, income, expenses, carried-forward losses, depreciation and cost-base history recorded in TaxTank will allow the applicable treatment to be applied to each property.

That includes maintaining the existing treatment for eligible grandfathered properties, quarantining losses where required and applying the relevant CGT calculation to gains accruing before and after 1 July 2027.

You will not need to maintain separate spreadsheets, manually identify which rules apply to each property or rebuild your calculations when a property is eventually sold.

TaxTank will maintain the different layers of property tax rules in the software and automatically include the applicable results in your estimated individual tax position.

The Australian Treasury’s property tax reforms make connected, year-round property records more important than ever.

Why spreadsheets and simple trackers will struggle with the new rules

A spreadsheet can record when you bought a property.

It can also record income, expenses and a running profit or loss.

The difficulty begins when different properties need to follow different tax treatments over multiple financial years.

You may need to know:

• Whether the property is grandfathered
• Whether it qualifies as a new build
• Whether a rental loss can reduce salary income
• Whether a loss must remain within the residential property system
• Which carried-forward losses are still available
• How those losses interact with later rental profits or capital gains
• How much of a capital gain accrued before and after 1 July 2027
• Whether depreciation and capital works have affected the cost base
• How the final property result interacts with the rest of your income

A spreadsheet does not maintain tax legislation.

It only contains the formulas someone has entered. When the rules change, the spreadsheet must be rebuilt, tested and applied correctly to every affected property.

A basic portfolio app or tracker may avoid the spreadsheet formulas, but it can still leave the actual tax calculation to you or your accountant.

Why financial year tracking matters for property investors

Property investing is long term, but Australian tax is calculated by financial year. That makes the ability to separate and maintain property records across financial years particularly important.

TaxTank is built around Australian financial years rather than simply providing a continuous record of property transactions. Property Tank supports records from the 2020/21 financial year onwards, allowing investors to maintain the history of their property income, expenses and tax-related information across multiple financial years.

This becomes particularly important when a property is held for many years. Depreciation, capital works, borrowing costs, carried-forward information and the eventual capital gain or loss can depend on records accumulated across different financial years.

It also means investors can move between financial years without losing sight of how their property portfolio has contributed to their broader tax position over time.

TaxTank maintains the property history and applies the supported Australian tax treatment as the relevant rules take effect.

Tracking tax categories is not the same as calculating tax

More property portfolio apps are beginning to allocate expenses into categories that resemble the ATO rental property schedule.

That can make accountant handover easier.

It does not mean the app calculates your individual tax.

There is an important difference between:

1. Categorising a transaction as property repairs
2. Determining whether the amount is immediately deductible
3. Working out each owner’s share
4. Calculating the property’s taxable result
5. Applying the correct negative gearing treatment
6. Including the result in the owner’s taxable income
7. Calculating the resulting individual tax position

TaxTank does not stop at categorising the transaction.

It connects the information to an Australian individual tax engine so you can understand what it means for your tax throughout the financial year.

Most property portfolio apps record what happened. TaxTank tells you what it means for tax.

A property dashboard versus a complete property and tax platform

A property dashboard can be useful.

A property dashboard connected to a maintained Australian tax engine is more useful.

Learn more about how property portfolio software can bring property management, performance and tax information together.

Manage the complete property lifecycle

TaxTank can help organise supported information from the time you begin considering a property until it is eventually sold.

Before purchasing

Add a potential property and review supported CoreLogic information before deciding whether to proceed.

If you do not purchase it, you can remove it without adding it to your active portfolio.

When you purchase

Record:

• Acquisition date
• Purchase price
• Ownership
• Loan information
• Settlement costs
• Initial repairs and improvements
• Supporting documents

This establishes the history that may later be required for depreciation, deductions and CGT.

While you own it

Track:

• Rental income
• Property expenses
• Loans and interest
• Depreciation
• Capital works
• Property values
• Equity
• Cash flow
• Performance
• Tax outcomes
• Supporting records

When you renovate or refinance

Keep improvement costs, borrowing information and supporting documents connected to the correct property.

This helps distinguish regular operating expenses from amounts that may affect depreciation, capital works or the cost base.

When you sell

Use the acquisition, ownership, improvement, depreciation and disposal information already maintained in your account to calculate the supported capital gain or loss.

You do not need to rebuild years of property records after the sale has occurred.

Do you still need a portfolio app if you have a property manager?

Yes.

A property manager and a property portfolio app perform different roles.

Your property manager may handle:

• Tenants
• Leases
• Rent collection
• Inspections
• Maintenance requests
• Property communications
• Monthly statements

A property portfolio app helps you manage the financial position of the owner.

This may include:

• Loans
• Equity
• Property values
• Ownership
• Tax deductions
• Depreciation
• Capital works
• Cost-base information
• Portfolio performance
• Your live tax position

Your property manager manages the tenancy.

TaxTank helps you manage what the property means for you.

Property Tank pricing

$15 per month, paid annually.

Property Tank includes up to five properties.

Additional properties can be added for $36 each per year.

Property Tank includes:

• Australian and foreign investment properties
• Supported ownership structures
• Eligible Australian and foreign bank accounts
• Secure Open Banking feeds
• CoreLogic integration for supported Australian properties
• Rental income and expense tracking
• Australian property tax categories
• Loans and borrowing costs
• Property values and equity
• Property performance
• Depreciating assets
• Capital works
• Negative gearing calculations
• Capital gains tax calculations
• Document and receipt storage
• Property and tax reports
• Live individual tax calculations for applicable properties

You can add Work Tank, Sole Tank, Holdings Tank or Money Tank when you want to connect other parts of your financial life.

Bundle discounts apply when you subscribe to more than one Tank.

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Frequently asked questions

Choose a property portfolio app that can keep up with the changing landscape

Property investing is becoming more complicated.

It is no longer enough to know what your properties are worth or whether the rent covers the mortgage.

You also need to understand which expenses are deductible, where losses can be used, how ownership affects the result, which tax treatment applies to each property and how the portfolio contributes to your complete individual tax position.

TaxTank brings property values, loans, equity, income, expenses, performance, records and Australian tax calculations into one platform.

No separate portfolio tracker. No disconnected tax spreadsheet. No rebuilding the property history at tax time.

You don’t need to know property tax. You just need TaxTank. It knows the rules, so you don’t have to.

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Made in Australia using Australian tax rules.

Choosing the best property app in Australia can make investing much easier. However, one of the biggest mistakes investors make is assuming all property apps do the same thing.

They don’t.

Some apps help you find your next investment property. Others help manage tenants and rental payments. Some focus on recording income and expenses, while others help you monitor your portfolio, prepare for tax or understand your overall financial position.

The best property app in Australia depends entirely on where you are in your investment journey and what you want the app to help you manage.

In this guide, we’ll explain the different types of property apps available in Australia, what each is designed to do and how to choose the right app for your needs.

Whether you’re looking for the best property app in Australia to research your next investment, manage your rental property or stay on top of your finances and tax, understanding what each type of property app is designed to do will help you choose the right solution.

What Is the Best Property App in Australia?

When people search for the “best property app”, they’re often comparing completely different types of apps or software.

Some are designed for property managers.

Some are designed for landlords.

Others are designed specifically for property investors.

Many Australian property investors end up using more than one property app. For example, you might use one app to find a property, another to manage tenants and a property app like TaxTank to manage your finances, portfolio and tax throughout the year.

The important thing to understand is that many investors use more than one type of app.

For example, you might use a property search app to find your next investment, a property manager to handle tenants and TaxTank to manage the financial side of your portfolio.

Stage 1: Finding Your Next Investment Property

Every investment starts with finding the right property.

Property search apps are one of the most popular types of property apps in Australia, helping investors find thousands of listings.

Typical features include:

• Property listings
• Saved searches
• Auction results
• Inspection times
• Property photos
• Estimated repayments
• Agent details
• Previous sale history

Property search apps are excellent for discovering opportunities, viewing listings and comparing properties currently on the market.

However, they are mainly designed to help you find a property. Once you have identified one that interests you, the next question is whether it suits your investment strategy and financial position.

That is where more detailed property research and modelling become important.

Stage 2: Researching Before You Buy

Before committing to an investment property, most investors want to answer questions like:

• What is the property really worth?
• How much equity could it generate?
• Will the rental income cover the expenses?
• How will it affect my cash flow?
• What impact will it have on my tax?

Property research apps and market data platforms can help investors compare prices, suburb performance, rental demand and estimated property values.

Most investors will use listing and research apps to find and investigate potential opportunities. Once they have identified a particular property, they may also want to understand how the purchase could affect their own cash flow, portfolio and tax position.

TaxTank can be used at this stage of the process.

Instead of waiting until you have purchased the property, you can add a property you are considering directly into your portfolio. Using CoreLogic property data, you can review its estimated market value and assess how the property may fit within your broader financial position.

If you decide not to proceed with the purchase, you can simply deactivate the property.

This allows investors to compare opportunities without cluttering their portfolio with properties they never bought.

Why this matters

Most property apps help you after you’ve purchased the property.

TaxTank can also help you evaluate opportunities before you commit.

Stage 3: Managing Your Investment Property

Once you’ve purchased a property, your focus shifts from buying to managing it.

This is where many people immediately think about property management software.

For many landlords, a property management app is the next property app they’ll use after purchasing an investment property.

Typical features include:

• Tenant applications
• Lease agreements
• Rent collection
• Maintenance requests
• Property inspections
• Bond management
• Owner statements
• Communication

If you’re a self-managing landlord, these tools can save significant time.

However, if you already have a professional property manager, many of these features are already provided for you.

What they don’t generally manage is your own financial position as the property owner.

For example, your property manager won’t normally track:

• Expenses you pay personally
• Loan interest
• Borrowing costs
• Property equity
• Capital improvements
• Depreciation
• Capital gains records
• Your overall tax position

That’s where investor-focused software becomes important.

If you manage your own tenants, you may still choose to use a dedicated property management app alongside TaxTank.

The two types of property app perform different roles. Property management apps focus on tenants, leases, rent collection and maintenance, while TaxTank focuses on the investor’s property finances, portfolio and tax position.

Stage 4: Managing Your Property Finances

A property accounting app helps investors organise the financial side of property ownership. Once your property is generating rental income, keeping accurate financial records becomes essential.

Many investors begin with spreadsheets.

Others use general accounting software designed for businesses.

While these options can work, they often require significant manual effort because they aren’t built specifically for property investors.

Purpose-built property accounting apps make this much easier.

Typical features include:

• Rental income tracking
• Property expense categories
• Receipt storage
• Bank transaction imports
• Cash flow reporting
• Accountant reports

If your main goal is simply to record rental income and expenses, a property accounting app or general income and expense tracker may be enough.

However, these apps generally focus on recording transactions and producing reports. They may not calculate how those transactions affect your broader Australian tax position.

TaxTank includes property accounting features such as live bank feeds, rental income and expense tracking, receipt storage, cash flow reporting and accountant reports. It then connects that information with your property tax records and overall financial position.

This means investors can do more than organise transactions. They can also understand how their property income, expenses and deductions may affect their estimated tax throughout the year.

If you’re looking for a more detailed comparison, we’ve also created a dedicated guide to the Best Property Accounting Software in Australia.

Stage 5: Monitoring Your Property Portfolio

A property portfolio app helps investors monitor how one or more properties are performing.

These apps may track:

• Property values
• Loan balances
• Equity
• Rental yields
• Cash flow
• Capital growth
• Portfolio performance

Some property portfolio apps act primarily as trackers, while others also connect property finances with Australian tax calculations and the investor’s broader financial position.

TaxTank combines property portfolio tracking with live bank transactions, property accounting, CoreLogic property data and supported tax calculations.

For a detailed explanation of what these platforms should include, read our guide to choosing the best property portfolio app in Australia.

Stage 6: Managing Property Tax

A property tax app focuses on the tax side of owning investment property.

Throughout the year you’ll also need to manage:

• Rental income
• Property deductions
• Loan interest
• Borrowing costs
• Council rates
• Insurance
• Repairs and maintenance
• Depreciation
• Capital improvements
• Ownership percentages
• Capital gains records

Many investors only think about these items when it’s time to lodge their tax return.

Unfortunately, that’s also when they discover missing receipts, forgotten expenses or incomplete records.

Keeping everything organised throughout the year makes tax time significantly easier. The ATO requires rental property records to be kept for the relevant retention period, with some records required for as long as you own the property and for five years after the related CGT event.

Property tax software is designed specifically for this purpose.

Rather than simply recording transactions, it helps investors maintain the records needed to calculate their rental property tax position.

TaxTank goes one step further.

Instead of only preparing information for your accountant, it continually updates your estimated Australian tax position as your property income, expenses and other investments change throughout the year.

If you’d like a detailed comparison of this category, we’ve created a separate guide to the Best Property Tax Software in Australia.

Why TaxTank Is Different

Most property apps specialise in a particular part of property investing.

Property search apps help investors find opportunities. Property management apps focus on tenants and leases. Accounting apps organise rental transactions, while portfolio apps monitor values, debt and equity.

These tools can all be useful, depending on what the investor needs.

TaxTank’s Property Tank is different because it combines many of the financial functions investors would otherwise manage across several property apps. It supports property research and modelling, property accounting, portfolio tracking, Australian property tax and broader personal financial management in one place.

The main area TaxTank does not replace is tenant and lease management.

With TaxTank you can:

Research properties before you buy

Add a property you’re considering to understand how it may fit into your portfolio.

Review CoreLogic property values, estimate the financial impact and remove the property later if you decide not to purchase it.

Track rental income and expenses

Automatically import transactions through eligible live bank feeds or add them manually.

Allocate income and expenses using Australian property tax categories.

Monitor your portfolio

Track:

• Property values
• Loan balances
• Equity
• Cash flow
• Rental performance
• Multiple properties

All from one dashboard.

Stay tax ready

Manage:

• Property deductions
• Depreciation
• Borrowing costs
• Capital improvements
• Capital gains records

Throughout the financial year rather than trying to reconstruct everything at tax time.

Understand your overall financial position

Property is only one part of your finances.

TaxTank can also manage:

• PAYG employment income and work-related deductions
• Sole trader income and expenses
• Shares and cryptocurrency
• Australian and foreign investment properties
• Supported New Zealand and multicurrency bank accounts, including Wise
• Personal spending, budgets, bills and financial goals through Money Tank

This means your property is not managed in isolation.

You can see how it contributes to your overall financial position and estimated tax outcome while managing the personal finance side through the same platform.

Tracking Property Information vs Understanding the Result

Many property apps record one part of property investing, such as values, loans, rental income, expenses or cash flow.

TaxTank connects supported property information with Australian tax calculations and the investor’s broader financial position. This helps investors understand what their property activity may mean alongside employment income, business activity and other investments, rather than reviewing the portfolio in isolation.

Do You Still Need a Property App If You Have a Property Manager?

A property manager and a property investor have different responsibilities.

Your property manager generally looks after:

• Tenants
• Leases
• Rent collection
• Maintenance
• Inspections
• Owner statements

As the investor, you’re still responsible for:

• Loan interest
• Expenses paid personally
• Depreciation
• Capital improvements
• Property values
• Equity
• Tax planning
• Capital gains records
• Your overall financial position

Property management software and investor software are designed for different users.

Many TaxTank customers use a professional property manager while relying on TaxTank to manage everything outside the tenancy itself.

Why More Property Investors Are Moving Beyond Spreadsheets

Spreadsheets have been the traditional way to manage investment properties for years.

While they can work, they also require ongoing manual updates.

As portfolios grow, they become increasingly difficult to maintain.

A purpose-built property investment tracker can automatically:

• Import bank transactions
• Track rental income
• Categorise expenses
• Store receipts
• Monitor property values
• Calculate portfolio equity
• Generate accountant reports
• Keep records organised throughout the year

Instead of spending hours updating spreadsheets, investors can spend more time making informed investment decisions.

Final Thoughts

There is no single property app that is best for every task.

Property search and research apps help investors find and assess opportunities. Property management apps are useful for tenants, leases and rent collection. Accounting and portfolio apps help organise transactions and monitor investment performance.

The best property app in Australia depends on what you need it to do.

TaxTank is designed for investors who want more than a basic tracker. It combines property research and modelling, property accounting, portfolio tracking and Australian tax calculations so investors can understand how their properties fit within their broader financial position.

It can be used before purchasing a property, throughout the period of ownership and when preparing for an eventual sale.

Investors who manage tenants themselves may still need a dedicated property management app. For the financial and tax side of property investing, TaxTank brings many of the functions normally spread across several apps into one place.

Frequently Asked Questions

Why TaxTank Is One of the Best Property Apps in Australia

TaxTank combines many of the features Australian property investors would normally need across several different property apps.

You can research a potential purchase, connect live bank transactions, manage rental income and expenses, monitor property values, debt and equity, comply with ATO record-keeping requirements and calculate how your properties affect your estimated tax position throughout the year.

Property Tank can also connect with employment income, sole trader activities, shares, cryptocurrency and personal finances through the broader TaxTank platform.

Whether you are considering your next purchase, managing an existing portfolio or preparing for an eventual sale, TaxTank gives you one place to manage the financial and tax side of property investing.

You don’t need to know property tax. You just need TaxTank. It knows the rules, so you don’t have to.

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