Discover tax tips for Brisbane landlords and Airbnb hosts, from deductions to depreciation. Learn how to reduce tax and boost property returns legally.
Owning an investment property in Brisbane comes with plenty of perks — capital growth, rental income, and for many, the flexibility of using platforms like Airbnb. But come tax time, too many landlords leave money on the table simply because they don’t know what they can claim.
Whether you’re a long-term investor or renting your property short-term, there are legitimate ways to reduce your tax liability and improve your bottom line. From claiming repairs and maintenance to leveraging depreciation schedules, smart tax planning can result in thousands of dollars saved each year.
This article breaks down the most effective strategies Brisbane landlords and short-term rental owners can use to maximise tax deductions. We’ll cover common and lesser-known deductions, timing strategies, and specific tips for Airbnb and short-stay hosts in the Brisbane market.
Note: This content is for general information only and does not constitute financial or tax advice. Always consult a qualified tax advisor or accountant before making any decisions related to your property.
Understanding what you can legally claim as a deduction is the first step to reducing your property-related tax bill. Whether your Brisbane property is leased long-term or generating income through short-stay platforms like Airbnb, you may be entitled to claim a wide range of expenses — some more obvious than others.
These deductions generally apply to both long-term and short-term rental properties:
Local property owners face unique costs that are also deductible:
If you host guests via Airbnb or a similar platform, you're essentially running a small hospitality business — which opens up even more deductions, such as:
⚠️ Important: For all these deductions, it’s essential you have accurate records and receipts, and that the expenses relate directly to generating rental income. If you also use the property yourself, you'll need to apportion costs accordingly — more on that in Section 3.
One of the most underused tax tools for Brisbane property investors is depreciation. Many landlords (especially first-time Airbnb hosts) either don’t know about it or assume it’s only relevant for large-scale investors. But the reality is: if your property or its fixtures decline in value over time, you could be eligible to claim thousands — without spending a cent.
A depreciation schedule is a professionally prepared report (usually by a qualified quantity surveyor) that outlines how much you can claim each year for the wear and tear on your property’s structure and assets. These include:
Once completed, this schedule is used by your accountant to apply annual deductions for the life of the property — often up to 40 years.
Depreciation is particularly beneficial in cities like Brisbane, where many investors own modern apartments or newly renovated homes in areas like West End, Fortitude Valley, and Newstead.
Even if your property isn't brand new, you may still be able to claim deductions on eligible renovations or included assets — especially if the previous owner completed improvements.
Let’s say you own a 2-bedroom unit in South Brisbane worth $700,000, purchased a year ago and used as a short-stay rental.
That could reduce your taxable income by up to $19,000 per year — which at a marginal tax rate of 37% could mean over $7,000 back in your pocket.
💡 Tip: Depreciation schedules are a one-time cost (often around $500–$700), and the report is valid for the full duration of the claim period. In most cases, it's 100% tax deductible in the first year.
If you’re earning income from Airbnb or other short-stay platforms, you have access to a wider range of deductions than traditional landlords — but you’re also under greater scrutiny from the ATO. The key is understanding what you can claim, how to apportion it correctly, and what mistakes to avoid.
Short-term rentals operate more like a hospitality business, and your deductions can reflect that. Beyond standard landlord expenses, you can usually claim:
This is where many Airbnb hosts get caught out.
If you stay in the property yourself, or block it out for personal use during part of the year, you’ll need to apportion all deductions based on the percentage of time the property was genuinely available for rent.
For example:
Then only 200 / (200 + 40) = ~83% of your eligible expenses can be claimed.
🧾 Tip: Keep a clear calendar history, guest communication logs, and copies of cleaning invoices — these help show the property was genuinely available and used for income purposes.
Short-stay properties are under increased ATO scrutiny — especially with new data-sharing arrangements in place between platforms like Airbnb and the tax office. To stay compliant:
Some landlords assume a short-stay setup gives them free rein to claim everything — but that’s not the case. For example, travel to and from your property is no longer claimable, unless it’s part of a direct business operation (e.g. cleaning or maintenance you perform yourself).
Not all expenses are created equal when it comes to tax deductions — and sometimes when you spend money on your property is just as important as what you spend it on. By timing repairs, upgrades, and improvements strategically, Brisbane property owners can increase their deductions and reduce their taxable income in the most effective way.
The ATO draws a clear line between repairs (generally deductible in the year they occur) and improvements (usually depreciated over time).
Understanding this distinction can help you plan your expenses to align with your tax position.
If you're coming up to June 30 and expecting a high income this year, it might be worth:
This is particularly useful for Airbnb hosts in Brisbane, who may have seasonal income spikes during the summer or event periods like Riverfire or New Year’s Eve.
Some upgrades, while technically capital works, may still add long-term value and attract depreciation benefits. Examples include:
🔍 Tip: If you’re unsure whether an expense is a repair or improvement, your accountant (or a good quantity surveyor) can help break it down and apply it correctly.
While it’s tempting to DIY your property tax return — especially with so many online tools and checklists — the reality is that Brisbane property owners often miss out on thousands in legitimate deductions without expert guidance. Knowing when to bring in a professional can make all the difference in maximising your tax position.
If your property is:
Then engaging a qualified quantity surveyor to produce a depreciation schedule is almost always worth it.
These reports aren’t something your accountant can prepare — only specialist surveyors can inspect the property (or use construction cost data) to calculate what can legally be depreciated over time.
In many cases, the cost of a schedule (typically $500–$700) is less than what you’ll save in tax in the first year alone — and the report remains valid for the life of the property.
While general accountants can lodge a rental property tax return, a property-focused or Airbnb-savvy tax accountant will:
They’ll also help you structure expenses across financial years, and in some cases advise on trust or company structures if you own multiple properties.
If you’re operating an Airbnb or Booking.com listing, your accountant should:
💬 Pro tip: Ask your accountant, “Do you work with other short-stay rental clients in Brisbane?” If not, it might be worth finding someone who does — especially as tax rules around short-term rentals evolve.
No — as of July 2017, travel expenses to inspect, maintain, or collect rent for residential rental properties are no longer deductible for most individual investors. This includes flights, car hire, and accommodation.
If you personally use the property at any time during the year (for example, you stay there between Airbnb bookings or during holidays), you’ll need to apportion your deductions. That means only claiming the portion of expenses that relate to the days it was genuinely available for rent.
Good recordkeeping is essential. You should maintain:
The ATO requires records to be kept for at least five years after your tax return is lodged.
Owning a rental property in Brisbane — whether it's a classic long-term investment or a short-stay Airbnb — opens the door to a wide range of tax deductions. But maximising those savings requires more than just a few receipts and a spreadsheet.
By understanding what you can claim, taking advantage of depreciation, timing your expenses wisely, and seeking help from professionals who understand the Brisbane market, you can reduce your tax bill and improve your return on investment.
Final note: This article is for general information only and should not be considered tax advice. Always consult a qualified accountant or tax professional who understands property investment and short-term rentals in Brisbane.
Smart tax planning doesn’t just help you save — it gives you the freedom to reinvest, grow your portfolio, or simply enjoy the full benefits of owning a high-performing property in one of Australia’s most liveable cities.
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