Freehold

Freehold is an underwriting instrument for Australian property, built for people who have to be right. It carries a working tax engine — not a rule of thumb, not a rate typed into a spreadsheet cell — and applies it to every year of every projection. This uses similar methodology that institutional investors use to report investment returns bringing it to the average person.

TWO WAYS TO USE IT

Appraisals. Model what you are considering. Price, funding, rent, growth, exit — over ten to forty years, after tax, showing the return you would actually keep rather than the one on the listing.

Holdings. Run what you already own. Ledger, financial statements, tax workpapers and ownership statements, by entity and by financial year.

THE TAX IS THE PRODUCT

• Division 40 — plant and equipment, prime cost and diminishing value, second-hand restrictions

• Division 43 — capital works at the rate in force for the construction date and use

• Capital gains — the 12-month discount by entity type, foreign resident withholding, full cost base

• Land tax — every state and territory scale, aggregation by owner, foreign surcharges

• GST — supply classification, input tax credit apportionment, BAS position

• Division 820 — thin capitalisation, including both elections

• Transfer duty, owner-occupier concessions and rental compliance screens

Entity-aware throughout: individual, company, discretionary and unit trust, partnership, limited partnership, SMSF, foreign hybrid, stapled and disregarded entities. Change the owner and the whole model changes, because in Australia it does.

MODELLING THAT HOLDS UP IN A ROOM

• Sensitivity grid — return against any two assumptions at once

• Break-even — the occupancy, rent and interest rate at which the deal stops working, restated as headroom so three different units read on one scale

• Monte Carlo — seeded and reproducible, with the distribution and the fifth percentile shown

• Capital stack and waterfall — tiered promote, IRR solved, reconciliation always one tap away

• Cost segregation — component-level depreciation

• Scenarios — branch an appraisal and compare against the base

• Loan reconstruction — mixed-purpose apportionment across every redraw and rate change

SHOW YOUR WORKINGS

Tap any figure and Freehold shows how it was derived: the inputs, the arithmetic, the authority. Nothing is a black box, because a number you cannot explain is a number you cannot defend — to a client, a lender, or the ATO.

WHAT COMES OUT

• Investment pack and term sheet (PDF)

• Ownership statements, projected and actual (XLSX)

• Income statement, balance sheet, statement of cash flows, statement of taxable income

• Tax workpapers with full legislative citations

• Rental schedule mapped to ATO labels

• An append-only audit trail of every change made

BUILT FOR APPLE

Native on iPhone, iPad and Mac. One purchase, all three. Designed for the platform rather than ported to it — proper keyboard support, real tables, charts tha