Got questions? We've got answers.
If you’re coming in with questions or a healthy amount of scepticism, that’s fair. The property industry has no shortage of hype, smoke and mirrors. We believe in clear, detailed answers and plain English, so you can understand how we work, what it costs, how the process works and what the risks are before deciding for yourself.
The questions everyone wants answered first.
What does it cost? How do we make money? What makes our model different, and can you trust it? Fair questions. Here are our no bullshit answers.
How much does it cost to work with Access Wealth?
For most clients looking for our complete done-for-you property investment service, the fee is $5,000 as a once-off payment .
Once you become an Alliance Partner, you are a lifetime client of Access Wealth. You can continue working with us as your portfolio grows and acquire as many properties as your strategy supports, without paying another Access Wealth acquisition fee each time you buy.
We also offer different levels of support depending on where you are starting and how much help you need. At a high level, there are three tiers:
Foundation is for people who need to get investment-ready first. This is largely delivered with the support of our specialist partners and can include debt consolidation, refinancing, improving cash flow, credit repair, valuation checks, borrowing capacity reviews and getting your finance position ready before you buy.
Acceleration is our core done-for-you property investment service. It includes the Foundation work, plus property strategy, research, shortlisting, acquisition support, contract and finance coordination, settlement, handover and property management setup. From there, we review your portfolio annually to help keep you moving towards your goals.
Legacy is for clients who want a broader family and long-term planning layer. It includes the previous tiers, plus additional reviews, estate planning and wills support through external legal partners, discounts on due diligence services, exclusive client education and the ability to bring direct family members into the service.
The tiers generally range from around $2,000 to $15,000, depending on the level of support, strategy and access required. The higher end is not the standard done-for-you property service; it reflects the broader support and family planning included in Legacy.
The tiers are designed to grow with you. Some clients start with Foundation because the first priority is strengthening their cash flow, lending position or finance structure. Once they are ready, they can move into Acceleration and begin acquiring property.
You only pay for the level of support you need at the time. If you move into a higher tier later, you only pay the difference between your current tier and the upgraded tier.
You do not need to work out the right tier yourself. Our team will explain what is relevant to your position, your goals and the amount of support you actually need before you make any decision.
Are there ongoing or hidden fees?
No. The Alliance Partnership fee you pay Access Wealth is 100% a once-off service fee.
There are no ongoing Access Wealth fees, annual retainers, management fees or per-property acquisition fees. Once you become an Alliance Partner, you are a lifetime client and can continue working with us for as long as you choose. You do not pay another Access Wealth acquisition fee each time you add a property to your portfolio.
You will still have the normal costs that come with purchasing and owning an investment property. These can include stamp duty, legal fees, depreciation schedules, independent building inspections, insurance and other purchase or ownership costs.
Those are normal property-related costs that you would incur regardless of whether you worked with us or arranged the purchase yourself.
You can organise these services yourself, or choose our optional Due Diligence Pack and have us coordinate the included services for you.
How is Access Wealth different from a traditional buyer’s agent?
A traditional buyer’s agent is usually engaged to find and negotiate a property. And while there are some great ones out there, many are more specialised and focused on the owner-occupier market, where the goal is to help someone buy a home they want to live in. Some do work with investors, but the service is often still focused on the individual purchase rather than the broader portfolio strategy.
The fee model is different too.
Traditional buyer’s agents typically charge 1.5% to 3% of the property price or a large fixed fee. That can easily run into $20,000+ per purchase, and if you want to build a multi-property portfolio, that cost can become a major barrier.
Access Wealth is built differently.
We charge a once-off Alliance Partnership fee to become a client. We do not charge a new fee every time you purchase another property through our service.
More importantly, we start with the strategy before we look at property. That means understanding your goals, timeframe, borrowing position, cash flow, risk profile, available equity, future plans and how many properties the strategy may need to support over time.
That matters because a property can look good in isolation and still be the wrong move for your broader plan. If you overcommit to one property, buy in the wrong structure, ignore cash flow or fail to leave room for the next purchase, you can limit your ability to build the portfolio you actually wanted.
So while we are licensed real estate agents and we help clients acquire property, we are not a traditional buyer’s agency built around one-off transactions and per-property fees.
If there are no ongoing fees, how does Access Wealth make money?
We are very clear and upfront about how our model works.
As explained in the buyer’s agent FAQ above, we are not a traditional buyer’s agency built around charging a substantial fee every time you purchase. You could engage a traditional buyer’s agent and potentially pay $20,000 or more out of your own pocket per property . With Access Wealth, you pay a much lower once-off Alliance Partnership fee and become a lifetime client.
When you proceed with a property we introduce, Access Wealth is paid by the builder or developer for the project introduction and acquisition work involved.
Here is how it works:
When a builder or developer launches a new project, they often need a certain number of pre-sales before construction funding can move forward. They also budget from the beginning for marketing, agent fees, sales costs and the holding costs of the project.
Access Wealth researches markets across Australia, identifies areas and projects that meet our investment criteria, and speaks with builders and developers where we believe an opportunity may suit our clients.
Before we agree to present an opportunity, we complete due diligence on the project and the parties involved. This can include background checks, ASIC checks, licence checks, credit checks, comparable sales analysis, project reviews and other internal checks.
The benefit for the builder or developer is that our clients have already been through a financial assessment process before they are introduced to a property opportunity. This gives the builder or developer greater confidence that the buyer is financially qualified and more likely to proceed through to settlement.
From there, we negotiate on the property, price, terms, conditions and inclusions. If the opportunity does not stack up, or we cannot reach terms we are comfortable with, we walk away.
If it does stack up, the builder or developer gets access to qualified buyers, our clients get access to a well-researched property opportunity, and Access Wealth is paid for the strategy, research, negotiation, acquisition and project introduction work we provide.
Because we only charge the Alliance Partnership fee once, the long-term success of our business depends on clients choosing to return and acquire more properties with us, or recommending Access Wealth to their friends and family.
That only happens when clients have a strong experience, feel properly supported and remain confident in the strategy and properties we have helped them put in place. It creates a simple alignment: we do well over the long term by helping our clients make decisions they remain happy with over the long term.
That is how the model becomes a win for all sides: our clients, the builder or developer, and Access Wealth.
Do you own the properties or only work with certain builders and developers?
No. Access Wealth does not own, build or develop the properties we recommend, and we are not limited to or tied to properties from one builder or developer.
Our team is constantly researching markets across Australia and identifying new projects, builders and developers that may be suitable for our clients. Before we agree to present an opportunity, we complete due diligence on both the property and the parties involved to make sure we are comfortable with the price, quality, inclusions, delivery capability and overall investment case.
We also negotiate directly with builders and developers on pricing, terms, conditions and inclusions. We are not simply selecting properties from a list and passing them on to clients.
Because we have operated at scale for a long time, relationships with quality builders and developers naturally form. Those relationships do not determine what we recommend. Instead, they can often help us secure better terms, stronger inclusions and a smoother process for our clients.
The property still has to stand on its own merits. We assess the location, comparable sales, rental demand, cash flow, property type, inclusions, contract terms, builder or developer background and fit with the client’s broader strategy before it reaches the shortlist.
If the opportunity does not meet our criteria or suit the client’s plan, the relationship does not matter. We do not recommend it.
This sounds too good to be true
This isn't really a question, more a statement so let's address the real thing here.
Usually, when people say this, what they are really wondering is: if property investing works and the opportunity is this good, why isn’t everyone doing it?
The truth is, a lot of people are.
Property investing is not a secret strategy. There are literally millions of Australians that own investment properties, and property has been used for decades as a long-term wealth-building vehicle.
The reason it can feel “too good to be true” is usually because most people only see the outcome, not the structure behind it. They see someone with multiple properties, but they do not see the finance planning, borrowing capacity, cash flow management, buffers, research, due diligence and years of holding time behind the result.
It’s also not right for everyone.
Property is not a get-rich-quick strategy. Its a long-term wealth-building strategy and that is exactly why it’s important to get the right advice and start sooner if the numbers make sense for your position and goals. It relies on time, leverage, rental income, market growth, debt reduction and regular reviews.
It also does not work automatically. People can lose money if they buy the wrong property, overextend themselves, ignore cash flow, underestimate costs or make decisions without a clear plan.
That is where Access Wealth fits. We help clients understand their position, build the strategy, assess the risks, source suitable opportunities and move forward only when the numbers and the plan make sense.
Still unsure?
We get it. Don't rely on what we say. Go check out our reviews and testimonials here .
You can hear from real clients who were once in your position, felt the same uncertainty, took the first step and haven’t looked back.
If you are so good at property investing, why don't you just invest instead of offering it as a service?
The short answer is, we do.
The longer answer is that building your own property portfolio is not a full-time job forever.
Yes, we invest in property ourselves. We believe in the strategy, and we put our own money where our mouth is. But even active property investors are not buying property every week of the year.
Once you have the research capability, lending relationships, market knowledge, acquisition process and operational team in place, it makes sense to use that infrastructure to help more people make better property decisions.
Access Wealth is not just about “finding a property”. The work includes strategy, finance readiness, research, shortlisting, acquisition support, due diligence coordination, contract support, settlement, handover, property management setup and ongoing reviews.
Most investors do not have the time, experience, data or team to do all of that properly on their own. That is why Access Wealth exists.
We can build our own portfolios and help clients build theirs. Those two things are not in conflict. In fact, the same standards we use when assessing opportunities for ourselves are the standards we bring into the client process.
Start with your position, not a property.
Before deciding what to buy, you need to understand what you are trying to achieve, whether property is a suitable strategy and whether the numbers support taking the next step.
How do I know whether property investing is right for me?
There is no perfect investment. Property, shares, managed funds, superannuation, businesses and other investments all have different advantages, risks and requirements.
The right starting point is to understand what you are trying to achieve, how much time you have, how much money you can comfortably commit, how involved you want to be and what level of risk you are prepared to accept.
Property is generally a long-term wealth-building strategy. It may not be the right option if you need to generate a result within the next couple of years or cannot comfortably manage the costs and responsibilities that come with holding it over time.
One of property’s major advantages is leverage. Rather than needing to fund the entire purchase yourself, most investors use available cash or equity as the contribution and borrow the balance. This gives you exposure to an asset worth considerably more than the amount you contributed yourself. Leverage can improve the potential outcome, but it also increases the importance of cash flow, buffers, finance structure and risk management.
You also need to consider the cost of doing nothing. If you have a large mortgage with no clear plan to repay it, a retirement shortfall or financial goals your current position is unlikely to support, waiting indefinitely does not make those issues disappear.
That does not automatically mean property is the answer. It means the first step is getting clear on the problem you are trying to solve, understanding the available options and deciding whether property has a sensible role to play.
That is what our initial process is designed to help you explore. We look at your goals, timeframe, resources, borrowing position, cash flow and risk comfort so you can better understand whether property is worth considering before any specific property enters the conversation.
Do I need to understand everything about property investing before I get started?
No. You should understand the decisions you are making, the important risks, the numbers and why a particular strategy or property is being considered. But you do not need to become an expert in every part of property investing before taking the first step.
A property purchase involves market research, finance, loan structures, valuations, legal contracts, tax considerations, insurance, builder and developer due diligence, property management and ongoing portfolio reviews.
Trying to master every one of those areas before doing anything can lead to analysis paralysis. There are also countless strategies, locations, property types and opinions to compare, which can leave people permanently searching for the “perfect” option that does not exist.
The better approach is to have the right process and the right specialists around you, while receiving the information relevant to each decision as it arises.
We never ask our clients to proceed until they have been given the relevant information, understand what is in front of them and have had the opportunity to ask questions and receive the appropriate specialist advice.
Education happens throughout the process. Your Property Strategist explains the strategy, research, numbers, risks and reasoning behind each opportunity, while lending, legal, financial, tax and other specialist advice comes from the appropriate professionals.
You do not need to know everything before you begin. You need enough clarity to understand the next decision, why it matters and whether you are comfortable moving forward.
How do I know if I’m actually ready to invest?
There are two different versions of “not ready.”
Sometimes people feel like they are not ready because they are unsure, nervous or making assumptions about what they can afford, whether the bank will lend to them or whether they could safely hold an investment property.
Other times, the numbers genuinely say they are not ready yet.
That is why we start with your actual position instead of guesswork. We look at your goals, income, assets, debts, equity, savings, borrowing position, cash flow, likely holding costs, available buffers and overall comfort with risk.
Being able to obtain a loan is only one part of the picture. You also need to be able to hold the property comfortably if interest rates rise, unexpected costs occur or your circumstances change.
There is rarely a perfect time when your income is at its highest, your mortgage is at its lowest and life is completely predictable. Feeling uncertain does not automatically mean you are not ready, but the numbers still need to support the decision.
If it looks like you may be able to invest, we can help you take the next step and explore the right strategy in more detail.
If the numbers say you are not ready, we will tell you. That might mean consolidating debt, refinancing, improving cash flow, repairing credit, building savings, using equity more effectively, strengthening your income position or simply waiting until the timing is better.
That is also where our Foundation tier can help. It is designed for people who may not be ready for the full property acquisition service yet, but still want support getting their financial position investment-ready with the help of the appropriate lending and finance specialists.
The goal is not to rush you into buying a property. It is to work out whether “not ready” is a real limitation, a fixable finance issue or simply an assumption that needs proper numbers behind it.
What if I don’t have enough deposit or equity?
A lot of people assume they need a 20% cash deposit plus costs before they can buy an investment property. That is not always the case.
The amount required depends on the purchase price, loan structure, lender, available equity, cash savings, super position and the strategy being used.
As a general guide, many clients we work with are able to start exploring property investment with around $90,000 to $110,000 available through cash, usable equity or a combination of resources. In some cases, the starting position may be lower, but that depends entirely on the client’s income, borrowing capacity, property price, structure and overall risk position.
The important point is this: do not rule yourself out based on assumptions. Many people misunderstand their equity position, assume they need more cash than they do, or base their thinking on how they bought their own home years ago.
That does not mean everyone qualifies. It simply means it is worth looking at the actual numbers before deciding property is off the table.
What if I don’t think the bank will lend me enough?
A lot of people rule themselves out before they have had their position properly assessed.
Sometimes they assume the bank will not lend them enough. Sometimes they have spoken to one bank or one broker in the past and been told no. Either way, that does not always mean property investing is off the table.
Different lenders assess borrowing capacity in different ways. One bank may say no, while another may see the same client very differently. We regularly see meaningful differences between lenders based on how they treat income, existing debts, living expenses, dependants, credit history, property type and overall loan structure.
That does not mean everyone can borrow. But it does mean you should not make the decision based on assumptions, outdated information, or one conversation with one lender.
We start by taking your basic financial information and using our internal tools to get an initial view of whether property investing may be possible. Where appropriate, we can then introduce you to investment lending specialists who can assess your position properly.
If the answer is still no, that is useful too. At least you know where you stand, what needs to improve, and what may need to happen before you are investment-ready.
What happens from the first conversation onwards?
From the initial Discovery Call through to strategy, acquisition, settlement and ongoing reviews, here is how the process works and what you can expect at each stage.
Where are you based, and do you work with clients interstate?
Yes. We work with clients right across Australia.
Access Wealth is a national business with offices in Melbourne and Sydney, and most of the strategy, education and acquisition process is completed by Zoom. That means where you live is rarely a barrier to working with us.
Once you become an Alliance Partner, you are assigned a dedicated Property Strategist and Relationship Manager. They keep you informed throughout the process, answer your questions and make sure you always know what is happening and what comes next.
Our team is highly accessible, and we are only ever a phone call away when you need us.
Our property research is also national. We do not limit clients to investing in their own city or state, because the right investment opportunity is not always in your own backyard.
Wherever you are based, the process remains the same: we help you understand your position, build the strategy, coordinate the right specialists and guide you through the property acquisition process from start to finish.
What happens on the free Discovery Call?
The Discovery Call is a short, roughly 15-minute conversation to get a high-level understanding of your goals and financial position, and whether property investing may be within reach.
We will ask about things like your income, home ownership, equity, savings, super, debts and what you are trying to achieve. You do not need to know your borrowing capacity or have everything worked out before the call. We have internal tools to get an initial view of whether property investing may work with your numbers.
The purpose is simple: to see whether there may be a genuine opportunity to help and whether Access Wealth feels like the right fit for you.
If it looks worth exploring, you can choose to book a more comprehensive Zoom session with one of our specialists. That is where we go deeper into your goals, your financial position, what may be possible and how Access Wealth may be able to help.
If it does not look like the right time, we will tell you. You can end the call there and still walk away with more clarity on whether property investing is worth exploring and what may need to change before it makes sense to move forward.
What happens after I become a client?
Once you become a client, what we call an Alliance Partner, the first step is an in-depth Strategy Session with your dedicated Property Strategist.
This is where we take the high-level goals discussed earlier and get much more specific about what you are trying to achieve, why it matters, the timeframe you are working with and what the strategy may need to deliver.
We also take a more detailed look at your current position, including things like usable equity, estimated borrowing capacity, cash flow, likely holding costs and available buffers. This does not replace lending advice, but it helps us understand what may be possible before we move any further.
Once we understand the goal and the numbers, we can begin turning that into a property investment roadmap. This gives you a clearer view of what the pathway may look like over time, rather than focusing only on the next purchase.
That roadmap then becomes the filter for every property we consider. Each opportunity needs to suit your goals, timeframe, cash flow, risk comfort and finance position, while also leaving room for the next stage of the strategy.
From there, we introduce you to investment lending specialists who can complete a formal finance assessment, test lender options, arrange valuations and help with the finance process. If you are considering investing through super, we can also refer you to qualified financial planners for the appropriate SMSF advice.
The goal of this stage is to have the strategy, roadmap and finance pathway clear before looking at specific properties.
Becoming an Alliance Partner does not mean rushing into a purchase. We start with the goals, work through the numbers, build the roadmap, involve the right professionals and only move toward acquisition once the groundwork has been done properly.
How quickly can I buy a property, and what happens during the acquisition process?
It depends on how quickly the strategy and finance groundwork can be completed.
For clients who already have their deposit or equity position ready, the process can move quickly. In some cases, the Property Acquisition Session can be completed and the purchase underway within around four weeks of becoming a client. Allowing for clients who need more time to complete the strategy and finance groundwork, the majority have a property purchase underway within eight weeks.
Once the roadmap and finance pathway are clear, your Property Strategist and our research team begin identifying and assessing suitable opportunities. We look at the location, market fundamentals, property type, price, comparable sales, rental demand, cash flow, inclusions, contract structure and builder or developer background.
We then shortlist the strongest options and prepare a detailed due diligence report which are typically 50+ pages per property . It brings together national, state, local government area and suburb-level research including population growth, infrastructure investment, employment drivers, housing supply, rental demand, vacancy rates, household incomes, owner-occupier ratios, Census demographics and comparable sales along with the specific details of the property, such as price, property type, floor plan, inclusions, rental expectations, contract structure, builder or developer background and how it fits your broader strategy.
We also prepare a 20-year cash flow projection for each option, so you can see the estimated holding costs, rental income, expenses and how the property may perform within your broader strategy over time.
Your Property Acquisition Session is a comprehensive meeting with your Property Strategist. During the session, they take you through each shortlisted property, the supporting reports, the cash flow projections, the key risks and the reasons each option has been selected for consideration.
The purpose is to make sure you understand the options, the numbers and the trade-offs so you can make an educated decision about whether any of them are right for your strategy.
If you decide to proceed, we help coordinate the next steps, including submitting the Expression of Interest, arranging for contracts to be issued, organising legal review, supporting the deposit process and working alongside the finance team through to approval and settlement.
For some clients, the process takes longer because they need more time to improve their cash flow, restructure debt, access equity, wait for a change in income or complete the right finance setup. That is completely fine.
The goal is to move as quickly as your position allows, while making sure the strategy, finance, research and legal checks are completed properly.
Do I still make the final decision?
Yes. You always make the final decision.
Our role is to build the strategy, complete the research, explain the numbers, walk you through the risks and give you the information you need to make an informed decision.
By the time a property is presented to you, it has already been shortlisted against your strategy, finance position, cash flow, market fundamentals, due diligence, broader portfolio plan and our 20-point investment criteria.
Every month, our team researches and rejects hundreds, and sometimes thousands, of opportunities before anything makes it through to a client shortlist. We are not in the business of wasting your time, or ours, by presenting properties we do not believe are worth considering.
During the Property Acquisition Session, your Property Strategist will walk you through the research, the opportunity, the comparable sales, the numbers and the reasoning behind the recommendation.
You are not obligated to purchase any property we present. If you do not feel comfortable with the options for any reason, we can schedule another Property Acquisition Session and source alternative opportunities. That happens rarely, because the work upfront is designed to make sure the shortlist is relevant before it reaches you.
What happens after settlement?
Our support does not stop once the property settles.
We help you move through the handover process, get the right property management support in place, and make sure the key post-purchase steps are handled properly.
This includes introducing you to quality property managers, helping coordinate tenanting, making sure the property is ready for rent, and guiding you through the practical steps that come after purchase.
If you choose our optional Due Diligence Pack, we also coordinate key services such as independent building inspections, landlord insurance, depreciation schedules, legal review and conveyancing support, depending on what is included in your pack.
After settlement and handover, we continue reviewing your portfolio over time. The goal is to make sure the property is set up properly, the strategy stays on track, and you have a clear view of when the next step may make sense.
How we plan for the risks before you buy.
Property is not risk-free. The goal is not to pretend nothing can go wrong, but to choose carefully, identify the major risks upfront, build them into the numbers and put the right protections in place instead of hoping everything will go perfectly.
What checks does a property go through before you recommend it?
We assess the opportunity from the broader market all the way down to the specific property.
At the market and location level, we look at factors such as population growth, infrastructure investment, employment drivers, housing supply, rental demand, vacancy rates, household incomes, owner-occupier ratios, affordability, Census demographics and comparable sales.
We then assess the property itself, including the price, property type, size, floor plan, tenant appeal, rental expectations, inclusions, contract structure and how it fits our client’s broader strategy.
Because we focus on new property, we also look closely at the details that can materially affect the real value of an opportunity, such as site costs, turnkey inclusions, driveways, landscaping, flooring, window furnishings, appliances, warranties and other contract items.
We also review the builder or developer. Depending on the opportunity, that can include ASIC checks, licence checks, credit checks, insurance checks, reputation, build quality, delivery history and whether we are comfortable with their ability to deliver the property as expected.
Every opportunity must also meet our 20-point investment criteria before we consider it suitable for a client.
The goal is not to find the cheapest property. It is to identify a property that fits the strategy, stacks up against the data and makes sense once the risks, costs and details have been properly considered.
How do you make sure the property doesn’t affect my lifestyle, especially if things change?
Property is not risk-free. One of the most important parts of the plan is making sure the property can be held comfortably over the long term without affecting your lifestyle.
A smart strategy builds the “what ifs” into the numbers and structure from day one. We do that by putting multiple layers of protection in place to help keep the property affordable, even when unexpected costs or changes arise.
The first layer is quality research. We select the right property in the right area with the fundamentals to support long-term demand and performance. Better demand, lower vacancy and a property that suits the local market can help reduce pressure on your cash flow from the beginning.
The second layer is conservative modelling. We do not model the property using best-case assumptions. We factor in all purchase costs and deliberately overestimate all ongoing expenses like council rates, water rates, insurance, property management fees, maintenance and interest rates. We also use conservative rental assumptions and allow for multiple weeks of vacancy every year so you can see what the property may cost to hold under less favourable conditions.
The third layer is practical protection. That can include an experienced property manager, appropriate landlord insurance, independent building inspections and other services designed to reduce the financial impact of issues when they arise.
The fourth layer is financial buffers. Where appropriate, the investment lending specialists we work with can help structure additional funds in an offset account, so you have money available for unexpected costs without paying interest on funds you are not using.
The goal is to choose the right property, model the numbers conservatively and make sure the strategy remains manageable when real life does not go exactly to plan. That gives you a much better chance of holding the property for the long term and allowing the strategy the time it needs to work.
What happens if the property market goes backwards?
It might. Property markets do not move upwards in a straight line. They typically move in 7 to 10 year cycles, although the timing and strength of each cycle can vary a lot from one market to the next.
We do not have a crystal ball, and neither does anyone else. Anyone claiming they can predict the market with certainty or point you to a guaranteed “hotspot” should be treated with a healthy amount of scepticism.
Everyone would love to buy at the bottom and sell at the top, but there is no reliable way to know either point until after it has passed. Waiting for the “perfect” time can leave people sitting on the sidelines for years while prices, rents and their own financial circumstances continue to change.
It is also worth remembering that not investing is not the same as taking no risk. If you have a large mortgage, a retirement shortfall or financial goals your current position is unlikely to support, doing nothing can leave those problems unchanged while inflation, property prices and the cost of living continue to move.
Our approach is to focus on the things we can assess: supply and demand, population growth, infrastructure investment, employment drivers, rental demand, affordability, the specific property and whether the numbers make sense for your broader strategy.
We also approach property as a long-term investment. If your strategy depends on the property increasing in value immediately or being sold again within a short period, property may not be the right option.
This is also why the ability to hold the property matters so much. Conservative cash flow modelling, rental income, sensible finance structures and financial buffers can help reduce the chance that a temporary market decline forces you to sell at the wrong time.
No one can guarantee that a property will never fall in value. The goal is to buy well, focus on strong long-term fundamentals and structure the investment so you have the time and capacity to ride through normal market cycles.
What happens if interest rates go up?
Interest rates are one of the key risks we factor in before a client buys.
When we model a property, we do not rely on today’s interest rate staying the same forever. We use conservative interest rate assumptions so you can see what the property may cost to hold if rates move higher.
We also look at your broader cash flow, comfort level and available buffers, not just whether a bank may approve the loan. Being able to borrow is one thing. Being comfortable holding the property is just as important.
Where appropriate, the investment lending specialists we work with also help structure additional funds in an offset account, so you have access to a buffer without paying interest on money you are not using.
The goal is to make sure the strategy is not relying on perfect interest rate conditions to work.
What happens if the property is vacant or the tenant stops paying rent?
Vacancy and tenant risk are part of property investing, so they need to be considered before you buy.
The first layer is property selection. We look at rental demand, vacancy rates, local supply, tenant appeal, property type and whether the property suits the demographic of the area. Buying the wrong property in the wrong area can make tenant risk much harder to manage.
The second layer is conservative modelling. We factor in multiple weeks of vacancy every year, even though many investment properties may have tenants stay for multiple years. We would rather model the numbers conservatively upfront than assume the property will be rented every single week without interruption.
The third layer is property management and insurance. A good property manager helps screen tenants, manage arrears, inspect the property and handle issues early. Appropriate landlord insurance can also help protect against certain tenant-related risks, depending on the policy.
No one can guarantee a property will never be vacant or that a tenant will never fall behind. The goal is to choose carefully, model conservatively and have the right support and protections in place if something does happen.
What happens if the tenant damages the property?
Tenant damage is a real risk in property investing, so it needs to be managed before and after the property is purchased.
The first layer is area and property selection. We look at the local tenant profile, household incomes, employment drivers, rental demand, property type and whether the property suits the demographic of the area. The aim is to choose a property that appeals to stable, suitable tenants, not just the cheapest property available.
The second layer is the property itself. We prefer practical, durable, investment-grade properties with neutral finishes and sensible inclusions, rather than overly personalised homes or properties with features that are harder or more expensive to maintain.
The third layer is property management and bond protection. A good property manager helps screen applicants, check references, complete condition reports, conduct routine inspections and manage issues early if they arise. Tenants pay a rental bond, commonly up to four weeks’ rent, which may be claimed against certain costs at the end of the tenancy if there is damage, unpaid rent or other valid claimable items.
The fourth layer is insurance. Appropriate landlord insurance can help protect against certain tenant-related risks, depending on the policy, the excess, the exclusions and the circumstances of the claim.
No process can guarantee a tenant will never cause damage. The goal is to reduce the risk upfront, choose the right property for the right market, and have the right management, bond, insurance and protections in place if something does happen.
The right advice, from the right people, at the right time.
Property investing involves more than choosing the right property. Access Wealth leads the property strategy, research and acquisition process, while qualified specialists provide the lending, financial, legal, tax, insurance and superannuation advice required along the way.
Do you provide financial advice and do you hold an AFSL?
No. Access Wealth is not a financial planning firm and we do not hold an Australian Financial Services Licence. We provide property strategy and acquisition services, not advice on financial products.
A common misconception is that you need to be a financial planner or hold an Australian Financial Services Licence to provide advice on property. Property itself is not a financial product, so advice about the property is different from financial product advice. Access Wealth operates as licensed real estate agents, and every Property Strategist who advises our clients is a licensed real estate agent. Our role is to guide the property strategy, research, due diligence, selection and acquisition process.
Financial planners absolutely play an important role in an overall wealth-building strategy. They can advise on areas such as shares, managed funds, ETFs, superannuation, insurance, retirement planning and other financial products and strategies.
Where financial advice is required, including advice about superannuation or whether an SMSF strategy is appropriate, we refer you to appropriately licensed financial advisers. If you receive the appropriate advice and choose to proceed, Access Wealth can then assist with the property side of the process.
How does the process work if I am considering investing through an SMSF?
Access Wealth can help with the property side of the process, but we do not give recommendations on whether you should establish an SMSF, transfer your super into one or use an SMSF to purchase property.
Those are financial decisions that must be assessed by an appropriately licensed financial adviser who specialises in SMSFs.
If you are considering this pathway, we can refer you to qualified financial planners who specialise in SMSFs. They can assess whether an SMSF is appropriate for your circumstances, explain the risks and obligations, and advise on the broader superannuation strategy.
If you receive the appropriate advice and choose to proceed, Access Wealth can then assist with the property strategy, research, due diligence, selection and acquisition process. We also work alongside the relevant lending, legal and accounting specialists to help keep each part of the process coordinated.
The important point is that the appropriate SMSF advice is obtained before you proceed with an SMSF property purchase. We never start with a property and work backwards to justify the structure.
Do I have to arrange the finance myself?
No. While Access Wealth does not act as your mortgage broker or provide credit advice, we do help coordinate the finance process and can introduce you to experienced investment lending specialists who understand the broader property strategy and can assess, structure and arrange the finance for your investment.
Property strategy and finance are closely connected, so we consider finance from the beginning. Our team has extensive experience working through investment lending scenarios, including estimated borrowing capacity, usable equity, cash flow, holding costs, buffers and how different loan structures may affect your ability to continue building your portfolio.
We also use our own internal tools to provide an initial estimate of your borrowing capacity and equity position. This helps us understand whether the proposed strategy may be realistic before we start looking at specific properties. These figures are indicative only and do not replace a formal lending assessment or credit advice.
When the time comes, the investment lending specialist will assess your position properly, compare lender options, arrange valuations, confirm your borrowing capacity and available equity, recommend the appropriate loan and structure, and manage the application and approval process.
Our role is to make sure the property strategy and finance process are working toward the same long-term outcome, while the lending specialist remains responsible for the credit advice and loan recommendation.
Can I use my own mortgage broker?
Yes. You are welcome to use your own mortgage broker, and we will work with them by providing the property strategy, proposed purchase details and other information they need.
However, there can be a significant difference between arranging an everyday home loan and structuring finance for a long-term property investment strategy. An investment lending specialist needs to consider more than whether you can obtain approval for the next purchase.
They may need to assess how different lenders treat rental income, existing debts and tax deductions, compare borrowing capacity across multiple lenders, arrange more than one valuation, preserve usable equity, and build appropriate cash buffers and contingencies into the structure.
The lowest advertised interest rate is not always the best overall outcome. A lender with a slightly lower rate may offer materially less borrowing capacity, provide a lower valuation or use a structure that limits your ability to make the next purchase. Interest rates and costs still matter, but they need to be considered alongside your broader position and longer-term goals.
We have seen clients arrive with finance structures that worked for one purchase but left them without the buffers, equity or borrowing capacity needed for the wider strategy. That is why we strongly recommend working with a broker who has genuine experience in investment lending and understands the full property roadmap, not just the loan immediately in front of them.
What about legal and tax advice?
Access Wealth does not provide legal, tax or accounting advice, but we make sure the appropriate specialists are involved when their advice is needed.
That may include solicitors, conveyancers, accountants, tax professionals and estate planning lawyers. You are welcome to use your own advisers, or we can introduce you to experienced professionals within our network.
One important part of our process is that every client receives legal advice on their property contract before signing it.
After your Property Acquisition Session, if you choose a property you would like to proceed with, we generally submit an Expression of Interest so the seller can issue the contracts. This gives you the opportunity to have the contract reviewed and receive legal advice before deciding whether to sign.
Once the contracts are issued, they are sent to a solicitor or conveyancer for review. They will explain the contract, identify any legal risks or concerns, answer your questions and provide their advice before you decide whether to sign.
The same principle applies to tax, ownership structures, estate planning and wills. Our role is to coordinate the process and make sure you receive the right advice from the right professionals before making important decisions.
Property investing, explained simply.
The questions people ask before they own an investment property. Straight answers on whether it stacks up, how to begin and what the process really involves.
Is property a good investment in Australia right now?
Property can build long-term wealth, but “right now” matters less than buying the right asset on conservative numbers. Capital-city vacancy rates near 1% to 2% are supporting rents, and most forecasters expect modest growth, yet that is an average, not a guarantee for any single property. We stress-test every deal at higher interest rates and incorporate vacancy periods, and if the numbers do not hold, we say so.
How do I buy my first investment property?
Start with your numbers, not a property: your borrowing capacity, deposit or usable equity, and the cash-flow buffer you can sustain. From there, set the strategy (growth, yield, or a balance), then let that brief drive suburb and property selection. Buying first and reverse-engineering the strategy is the most common and most expensive mistake.
What is rentvesting?
Rentvesting means renting where you want to live, while owning an investment property somewhere the numbers make more sense.
For many Australians, the area they want to live in is either out of reach, or technically affordable only by taking on a very large home loan. That can put pressure on lifestyle, reduce flexibility, and make it harder to invest later because so much borrowing capacity is tied up in the family home.
Rentvesting separates the lifestyle decision from the investment decision. You may be able to rent in the suburb you want to live in, often for less than the cost of owning there, while buying an investment property in a market with stronger affordability, rental demand or growth potential.
It also gives you flexibility. A “forever home” is not always forever; work, family, lifestyle and priorities can change. Over time, the equity built through investing may help you buy the home you actually want later, from a stronger financial position.
Rentvesting is not right for everyone, but it can be a smart way to enter the market sooner without overcommitting to a lifestyle property first.
How do you choose which suburb to invest in?
Suburb selection should be driven by data, not headlines: supply and vacancy, population and jobs growth, infrastructure, and the gap between rents and prices. The goal is a location with genuine demand drivers rather than one that is simply popular this year. This is the part most DIY investors get wrong, and it is where independent, data-led research earns its keep.
How much does a buyer’s agent cost in Australia?
Buyer’s agent fees in Australia usually depend on the property price, location and level of service. Many buyer’s agents charge either a fixed fee or a percentage of the purchase price, often with an upfront engagement fee.
As a general guide, full-service buyer’s agents commonly charge around 1.5% to 3% of the purchase price, or a fixed fee that can range from about $10,000 to $30,000+. The exact fee depends on whether they are helping with search, shortlisting, negotiation, auction bidding, due diligence, or the full purchase process.
The more important question is not just what the fee is, but what it includes and whether the service is built around the transaction or the long-term investment outcome.
Access Wealth is structured differently to a traditional buyer’s agency. We focus on investment strategy, research, property sourcing and the acquisition process, while helping coordinate the other pieces investors usually need, including lending, cash-flow modelling, legal review and settlement support.
So when comparing costs, do not just compare the headline fee. Compare the strategy, research, support, incentives and long-term plan behind it.
What you need to start, and how the lending works.
Deposits, usable equity, offset accounts and loan structure. The finance side is where most investors either create room to keep buying, or quietly run out of it.
How much deposit do I need for an investment property?
You may need less than you think. While many people assume they need a 20% deposit in cash plus enough to cover costs, investors can often buy with a 10% deposit and use existing equity to fund this, provided they meet lender approval and can cover the purchase costs.
As a rough guide, many investors need around $90,000 to $110,000 available, depending on the property price, state, stamp duty, lender and loan structure. That does not necessarily mean money sitting in a savings account. If you already own property, usable equity may be able to cover some or all of the deposit and purchase costs.
Borrowing above 80% usually means paying Lenders Mortgage Insurance. LMI is often misunderstood. For investors it can sometimes make sense if it helps them enter the market sooner or preserve enough equity to buy more than one property. For investment loans, LMI is generally tax-deductible over time as a borrowing expense.
For example, insisting on a 20% deposit plus costs on a $700,000 property could require roughly $165,000 to $180,000. A 10% deposit strategy may require far less upfront, which can mean the difference between acquiring one investment property, versus two or three.
The right answer depends on your goals, borrowing capacity, cash-flow buffer and whether using more deposit would help or limit the overall plan.
How do I use equity to buy an investment property?
Equity is the difference between what your property is worth and what you owe on it. Usable equity is the portion a lender may allow you to access and use toward your next investment property.
A simple rule of thumb we use is property value × 88%, minus your current debt. For example, if your property is worth $1,000,000 and you owe $600,000, 88% of the value is $880,000. Minus the $600,000 loan, you may have around $280,000 in usable equity.
That equity can potentially be used to cover the deposit, purchase costs and, in some cases, Lenders Mortgage Insurance if you are borrowing above 80%.
The key is not to rely on one bank or one valuation. We have seen the same property valued by different lenders within days of each other with a difference of more than $200,000 between the lowest and highest valuation. That can be the difference between buying no property, one property, or multiple properties.
Using equity properly is not just about having value in your home or investment property. It is about getting the right lending strategy, valuations, borrowing-capacity assessment and cash-flow buffer before you buy.
How does an offset account work?
An offset account is a transaction account linked to your home loan. Because banks usually calculate home loan interest daily, the more money you keep in your offset, and the longer it stays there, the less interest you pay.
Put simply, whatever sits in your offset is subtracted from your loan balance before interest is charged. So if you have a $500,000 home loan and $100,000 in a 100% offset account, you only pay interest on $400,000.
The other benefit is access. Unlike making extra repayments directly into the loan, an offset lets you reduce interest while still keeping your cash available if you need it.
That makes it one of the simplest, lowest-risk ways to get ahead on a home loan, especially when it is paired with good spending habits and a clear plan.
Interest-only or principal-and-interest for an investment loan?
Interest-only loans keep repayments lower and can suit investors managing cash flow or holding non-deductible home debt elsewhere, while principal and interest builds equity faster and usually costs less over the life of the loan. The right choice depends on your wider position, including whether you still have a home loan to clear first. It is a structuring decision, not a default.
How do you pay off your mortgage faster?
The traditional ways to pay off your mortgage faster are still worth doing: use a 100% offset account, keep spare cash there for as long as possible, review your interest rate, avoid unnecessary debt, and make extra repayments where you can.
But for many homeowners, the bigger strategy is not just paying the mortgage down, it is building an asset that can help clear it later.
For example, a $700,000 mortgage over 30 years at around 6% to 6.5% interest would still have roughly $500,000 owing after 15 years if you only made minimum repayments.
Now compare that with buying a $700,000 investment property. The Australian property market has roughly doubled every 7 to 10 years. If that property instead doubled in value over 15 years, it would be worth $1.4 million. Even after repaying an investment loan, selling costs, and capital gains tax, there would be enough equity left to clear all of the remaining home loan.
That is why investing can be a mortgage-reduction strategy, not just a retirement strategy. It is not right for everyone, but if the numbers work and the risk is managed properly, it can be a far higher-leverage path than repayment hacks alone.
Gearing, tax and what you actually keep.
Negative gearing, capital gains tax, depreciation and debt structure. Several of these rules are changing, so the after-tax result matters more than the headline return.
What is negative gearing and how does it work?
Negative gearing is when the tax-deductible costs of owning an investment property are higher than the rent it earns.
All of your investment property expenses are deductible. Things like loan interest, council rates, water rates, insurance, property management fees, maintenance and, for new properties, depreciation. These are added together and compared against the rental income. If the deductions are higher than the rent, the difference is the “negative gearing” loss.
The negative gearing “loss” does not automatically mean you are out of pocket, because some deductions, like depreciation, are paper deductions rather than cash expenses. All of this works together to provide a tax refund.
The tax refund can also help offset the holding cost of the property. Some investors apply for a PAYG withholding variation, so the tax benefit is received through their regular pay cycle instead of waiting until the end of the financial year.
The important point is that negative gearing is not the strategy. It is a by-product of owning an investment property. From 1 July 2027, negative gearing for residential property is limited to new builds, with properties held before 7:30pm AEST on 12 May 2026 exempt from the change. That means established properties bought after that date can have much weaker after-tax cash flow, so the property still needs to make sense on its own numbers.
What is the difference between negative and positive gearing?
A property is negatively geared when costs exceed rent (a loss you may offset against tax), and positively geared when rent exceeds costs (income you pay tax on). Neither is automatically better. Negative gearing leans on capital growth to justify the holding cost, while positive gearing puts cash in your pocket but is often lower growth. The right mix depends on your income, goals, and stage of life.
How is capital gains tax calculated on an investment property?
Capital Gains Tax is the tax you pay on the profit when you sell an investment property.
The basic calculation is your sale price, minus your cost base. Your cost base usually includes the original purchase price, plus eligible buying and selling costs such as stamp duty, legal fees, agent fees and agent commission.
For property, the CGT event is generally based on the contract date, not the settlement date.
Under the current rules, Australian residents who hold an investment property for more than 12 months may be eligible for the 50% CGT discount. From 1 July 2027, the rules are changing. The 50% discount is being replaced with inflation-based indexation and a minimum 30% tax rate on real capital gains for gains accruing from that date.
Eligible new builds are treated differently. Investors who buy qualifying new residential properties can choose between the existing 50% CGT discount and the new indexation method when they sell.
That is why the after-tax result matters. It is not enough to look at how much a property grows; you need to understand what you may actually keep after selling costs, debt repayment and tax.
Can I claim depreciation on an investment property?
Yes. You can claim depreciation on the building and on eligible fixtures and fittings, which reduces your taxable income without costing you cash each year. A qualified quantity surveyor prepares a depreciation schedule, and for many properties the deductions run into thousands of dollars a year. It is one of the most overlooked deductions for investors.
Do I pay tax on rental income?
Yes. Rent is taxable income, but you can deduct most costs of running the property, including loan interest, management fees, rates, insurance, repairs, and depreciation. If deductions exceed rent, the property is negatively geared. Keeping clean records across the year is what makes tax time straightforward.
What is debt recycling and how does it work?
Debt recycling is a strategy that converts non-deductible home loan debt into tax-deductible investment debt over time.
The important part is how the money is structured. For example, if you have $100,000 sitting in an offset account against your home loan and use that cash directly as the deposit for an investment property, you may still buy the property, but you have reduced the offset benefit on your home loan, left more non-deductible home debt in place, and reduced the amount of investment-purpose debt that could have produced deductible interest.
A cleaner structure may involve paying that $100,000 into the home loan, then reborrowing it through a separate loan split and using those borrowed funds for the investment deposit.
In both cases, the total debt may be similar. But the second structure can create more investment-purpose debt and less private home debt. That can make a meaningful difference to after-tax cash flow, because interest deductibility generally depends on what the borrowed money is used for.
Done properly, debt recycling can help reduce non-deductible debt while building investments. Done poorly, it can create messy loan structures and weaker tax outcomes. That is why it needs the right lending structure, tax advice and record keeping before moving money around.
The holding costs, the super rules and the real returns.
Stamp duty, land tax, buying through an SMSF and what a realistic rental yield looks like. These are the numbers that belong in your plan before you invest, not after.
How much stamp duty do I pay on an investment property?
Stamp duty is an upfront state tax, roughly 3% to 5% of the price, so about $29,000 in NSW, $40,000 in VIC, or $27,000 in QLD on a $750,000 property. Investors generally do not get the first-home or owner-occupier concessions. It is typically paid in cash at settlement, and while some lenders allow it to be added to the loan, this increases your LVR, so it belongs in your deposit planning.
What is land tax and do I pay it on an investment property?
Land tax is a state-based annual tax on the value of land you own above a threshold. Your own home is usually exempt, investment properties are not. Thresholds and rates differ by state, so a portfolio spread across states can be taxed very differently to one concentrated in a single state. It is an ongoing holding cost that should be in your numbers before you invest, not after.
Can I use my super to buy an investment property?
Yes, you can use your super to buy an investment property, but only through a Self-Managed Super Fund, not a standard retail or industry super fund.
The property must be a genuine arm’s-length investment. You cannot live in it, use it as a holiday home, or rent it to family or related parties. It needs to be purchased and managed for the purpose of building retirement wealth.
Before 10 August 2026, SMSFs may still be able to buy residential investment property using a loan, usually through a Limited Recourse Borrowing Arrangement. After that date, SMSFs can still buy residential property, but generally only if they can purchase it outright without borrowing, which is not realistic for many Australians.
For that reason, some investors may look at commercial property or business real property instead, where SMSF borrowing may still be available under the right structure. This can be a useful option, but it comes with different risks, lending rules, tenants, lease structures and compliance requirements.
As a rough guide, many people considering SMSF property need around $200,000 or more in combined super to make the numbers worth exploring. The costs are usually paid from inside the fund, using rent, employer contributions and fund cash reserves, not directly from your personal bank account. But the rules are strict, so this strategy needs proper SMSF, lending, tax and financial advice before you act.
What is a good rental yield in Australia?
Rental yield is annual rent as a percentage of the property’s value. As a rough guide, gross yields for houses typically sit between 3% and 4.5%, with units usually running a percentage point or so higher. But yield alone does not make a good investment. A high yield with no capital growth can leave you worse off than a balanced property. The numbers that matter are total return and your cash-flow position after all costs.
Ask us directly.
If your question is not answered here, the fastest way to get a straight answer is a free 15-minute Discovery Call. We will take the time to understand your position, your goals and whether property investing is worth exploring for you.
Prefer to talk now? Call 1300 603 393 or email client.success@accwealth.com.au